We do some cosmetic improvements to bring homes to our standard, typically carpet and paint, upgrade lighting etc.

I understand your concerns and anxiety about getting started as an OOS investor when trying to choose a good market.

There are many light companies to choose from here.

If the prices work where you are, I think with your experience, you could go right into a four-plex and do fine, especially if it was light to moderate value-add because of your knowledge and connections.

Based on the local market, $15k for renovations seems light—have you had contractors confirm this budget? 

Due to amortization schedules front loading; you could be burning money if you go light on your down payment and use a 30 year. 

Hey Joshua,I'm currently in the throws of a development project in Brooklyn, and the $300 a sf model is a little light, especially if you plan on decent finishes. 

Motion for relief has been granted and green light to proceed with foreclosure.

Block construction cement floors with the floors sloping to a central drain. concrete counter tops stainless kitchen cabinets boob lights and minimum windows by code .

A common rule of thumb is around $30 to $60 per square foot for light to moderate renovations.