To keep expenses down I would like to perform some of the cosmetic work myself.

Use your VA loan to get a primary residence that needs some love, find something that requires primarily cosmetic work, get your hands dirty, and make it a gem.

For example, I know many people who have bought a house in Ewing for $200k and it's renting for $4000+ a month and this person has put maybe $50k into it over a couple years including a new roof, updated cosmetics, and was able to BRRR out all the money.

I’m not making much on rent and the house needs HVAC upgrade as well as cosmetic repairs.

In its current condition, I believe it would appraise for 160-170 and after updating the house cosmetically, probably 180 or more if I had to guess.

We've been doing a lot of work on the house but most of it has been minor cosmetic stuff.

Long story short, cosmetically ugly and out of style is fine, not functioning isn't and WOOD ROT is a major no/no with FHA and VA appraisers.

In its current condition, I believe it would appraise for 160-170 and after updating the house cosmetically, probably  180 or more if I had to guess. 

Purchase price: $120,000 Cash invested: $100,000 Sale price: $300,000 Home was completely renovated cosmetically and partial plumping replacement.

Renovating a 100 year old property often requires more than cosmetic updates such as paint, flooring, lighting, etc.