If I could rewind 15 years and start over again, here are the things I would focus on:1) Buy an easy cosmetic rehab.

Could use some cosmetic updates throughout and the rehab estimate would be about $40,000.

Historic building with slight cosmetic updates 101,000 gross54,000 NOITwo empty spaces that can be used for laundry or made into another apartment.

There were a few foundation and electrical issues, but most of the updates were cosmetic.

Have you thought about house hacking or buying something with cosmetics as a primary? 

Also, all foreclosures cannot be inspected, I read some can be inspected, however, if it; 's a cosmetic problem I have no problem buying it in, as I am looking to invest in the DFW market at the moment. 

Sold for 155k, my investor plans on doing some light cosmetic updates to bring this back to life and get it on the market for rent asap.

I've found that targeting single family cosmetic renovations (anything in front of walls) makes things as simple and smooth as possible. 

Lots of students want good, cheap housing and won’t shy away from holes in the wall or other cosmetic issues, and will rent by the bedroom.

I’ve learned over the years that’s it’s best to get the most thorough inspector who is the doom of gloom as opposed to the inspector I had on my first deal where “nothing was wrong” and then once we got into the cosmetic rehab there was $50,000 worth of serious repairs needed.