I wanted to start off with working on a property with only minor repairs and cosmetics.

Usually no permits or consultants needed $25-$45 per sq ftLit Rehab: includes cosmetic scope, plus updating Kitchens and baths, maybe new mill work and doors, perhaps some updating of HVAC systems or MEPS issues.

Cosmetic kitchen and bath work always tends to increase your ARV, but the question is always how much does the ARV increase compared to the cost of the renovations.

I'd find off-market deals, do some cosmetic updates, and then refinance. 

It's a cosmetic rehab.

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.

But you wouldnt want the "extremely gifted" medical student to perform brain surgery on you if they have never done an operation before in their life right?