Not knowing your details you may want to look at a lease option on a cosmetically distressed property.

-Add value: Look for properties that have the potential for value-add improvements, such as cosmetic upgrades, energy-efficient upgrades, or additional amenities.

Whether its a renovation project, or just light cosmetic work, you'll be doing these things yourself or managing the people you hire for the job(s).- Property management experience.

Remodeled cosmetically mostly while living there.

Remodeled cosmetically mostly while living there.

Since the property has been up for more than three months and there’s slight cosmetic repairs needed, I’m pretty sure I can negotiate the price down 10-15%.

Sounds like a whole lot of issues over nothing as someone with 45 units blinds and a few holes are the least of your worries the turn over and vacancy cost to replace a tenant would far exceed some minor miscellaneous cosmetics.

I only put 5k in cosmetic work.

One project on the edge of “The Hill” area in Augusta which we did little cosmetic work to, sold quickly and above our expected price.

I usually travel to the property (from out of state for a cosmetic rehab) so  want to make the best use of time.