Hey Quentin, Here are my bits of advice:Prioritize Value-Add Opportunities: Focus on properties that require cosmetic updates rather than extensive structural repairs.

This can be cap ex to the building's common elements or cosmetic like a new lobby that you as a landlord may not view as a worthwhile investment but the owner occupants may.

It seems that if you can find a good deal on the purchase price, are willing to do cosmetic updates (floors, painting, maybe a kitchen) you can get that 100-200/month cash flow.  

I’m fully prepared that there may be unforeseen costs, but I can’t even estimate properly for your standard cosmetic rehab… have you walked through the property?

I added value by doing cosmetic updates and transforming the curb-appeal.What was the outcome?

On the flip side, you could purchase in lower-risk areas like Gwinnett, Cobb, and Fulton County and have a cosmetic rehab, but it'll come with a higher purchase price. 

The home has great bones, but needs a cosmetic flip.

Maybe at first you judt do cosmetic rehabs.

It’s a great way to learn property management and start generating cash flow.Focusing on cosmetic fixes like paint, flooring, or light remodeling is a smart approach too—manageable projects that can still add a lot of value.

Building was built 2016 and it was named by the major of the city as one of the best cosmetically appealing medical offices.