Value-Add OpportunitiesIf you're able to buy a property that needs some renovation or cosmetic upgrades, you can increase rents after making improvements.

Noted on the units too, ideally a nice 4plex would be the best case scenario but as you mentioned anything is better from a financial perspective than paying the amount in rent I am currently.This market could cash flow pretty well at 20% down if i find the right property as the prices are below national average and rents are actually fairly good in comparison to property prices (plenty of 1% opportunites on SFH with a minimal cosmetic TLC). 

Typical cosmetic (lifestyle) upgrades we do are better/more LED lighting, dimmers, flooring, paint, trim, solid wood door slabs in place of the hollow core etc.

The idea is to find motivated sellers and help them through the selling process either off-market (wholesaling/investor purchase) or on-market (hands-on coordination, cosmetic prep, referral to real estate agent).

SFR will be 1/1-3/2 properties in median income (B – C) neighborhoods requiring mainly cosmetic improvements.CRITERIAWe would be looking at an initial LTV of as close to 100% as we can find – this number would change respective of how much capital we build and can reinvest from completed projects.

But for resourceful, hard-working folks who do Not have a lot of capital to invest, rental arbitrage can be a great way to add value to rental properties with cosmetic improvements, furniture and great photos.

Its not uncommon to see 2/1s in avondale on a 3 flat at $1100 each and you go in do cosmetic updates and bump each unit to $1900-2000.

BTW, what about all the cosmetic, is it move in ready, we like to call it Sec 8 ready, meaning everthing has to be perfect.  

Used equity in another property to limited by down payment to $6500, other cash put into paint and minor cosmetics How did you add value to the deal?

Simple cosmetic updates are no longer enough; buyers want well-executed, durable improvements that justify the investment.3.