A big trick is to do cosmetic updates to max out the rents, for example most deals I sell we raise rents a good 30-100% after paint, new counters, new flooring, paint/replace cabinets.

Pristine properties and even light cosmetic rehabs don't work anymore.Hope this helps - happy to talk BRRRR or anything else you want

I just closed last week on a duplex, new roof, windows, siding, furnaces, HW tanks, all cosmetic for ready,.....70k, Rented for 1800.

You need to factor in rent increases pretty much all the deals I broker since even 2018 or so are well under 1% but after raising rents and doing cosmetic rehab you can get the cashflow high and make some equity. 

Only cosmetic or complete gut?

The contract signed for the property was a 90 day cosmetic rehab with some distributions paid and now I am getting no phone calls.  

Tenants were bought out due to COVID eviction moratorium, asset then received cosmetic renovations and was leased up to a rent roll of over $16,000 before being sold for $1,350,000.

The condo is nearly ready to rent and the house has a some work to do but nothing major, minor cosmetics.

Would need some cosmetic (paint, refinish floors, minor repairs/upgrades completed by me).

The rehab would be mainly cosmetic, floors, kitchen, bathrooms, paint.