Simple SFR flips that need cosmetic rehabs are HML all day long.

It needs a new roof and several cosmetic updates (re-tile bathrooms, refinish kitchen cabinets and replace countertop, new carpet in bedrooms, paint everywhere, etc.). 

Since markets aren't very newbie friendly in SoCal, I'm currently focusing on out-of-state properties in the Indianapolis areas, so I'd love to connect with any of you that have experience there.I'm planning to start off BRRRR single-family homes in need of cosmetic repairs but no structural damage the 100k range and eventually progress to multi-family homes. 

The next best way is through cosmetic and amenity improvement that enhance the tenants experience, which allows for increase of rents and occupancy. 

@Daniel Judge Have you received any contractor estimates...a quick glance says $12k-$15k per side to get rent ready...but we'd need to talk about systems...plumbing, electric, HVAC...that flex duct upstairs needs to go...all-in-all it's heavy cosmetics...just matters how much you want to spend on the finishes...little things add up quickly.

Cosmetic fixes What was the outcome?

Will your cosmetic rehab realistically not have any of these exterior repairs?

Negotiated it based on appraisal and certain cosmetics.

As I mentioned above, my home is in disrepair, most other homes are just old and not updated cosmetically.

That's more of a cosmetic look and shouldn't be a real issue.