We updated the unit cosmetically through paint and furnishings, as well as consolidated the kitchen and added more living room space.

Purchase price: $212,000 Cash invested: $46,000 Sale price: $325,000 Found a great 2013 SFR in an A class suburb that was mostly interior cosmetic.....IE smelled like cat urine or smells like money!!

A house was just listed this morning for $650,000 that is livable, needs significant cosmetic updates – it looks like it hasn’t been updated since the 90’s, does not look like it needs many, if any, structural updates, and is directly in the Salem downtown area.

Make the small cosmetic updates needed: $12k5.

Essentially, buying a house for $50,000 - $60,000 and then doing another $20,000 - $30,000 in cosmetic renovation.

I know that :)   I have great credit 740+ FICO, a few flips under my belt and this current project isn't complicated ($110k purchase price, $20k rehab for cosmetic fixes).They pulled credit before my term sheet was issued :(   90% LTV on purchase / 100% LTV on rehab  (What they sent:  65% LTV on purchase / 100% Rehab)Rates starting at 7.49% for 12 mos  (What they sent: 10.49% + 2.75% Loan Orig)We have a tight close date and I have to call the Account Executive everyday to find out what the status of the loan is, term sheet, etc..I'm not sure if I will use them for this project as I have already received 90% LTV for purchase and rehab, 9.49%, 12 mos, 1% loan orig, from another source but I wanted to try them as I heard many good things about them from other investors. 

If you install a roof, furnace, HW tank, windows (as needed) and all cosmetic, LVP, vanities, countertops ect, where will 500 a month come from? 

The VA program allows for renovations of up to $35,000 and the repairs are limited to minor cosmetic type repairs.  

Add 5k for cosmetic work, and 3k for closing gets you to $19,250.  

If you are looking at a house that needs work cosmetically and you have little experience, it is likely the mechanicals are older too and that's where you get killed.