That's cosmetic.

In order for me to get to a number that made sense, I had to move in for a year so that I could take advantage of a lower down payment and interest rate.I routinely troll the MLS, but similar to you, there haven't been very many deals that make sense over the last 1+ years; I am only considering properties that don't require major surgery. 

Cosmetic repairs only and add HVAC unit.

I’d anticipate purchasing the fixer up for between 70-85k putting a financed 40-45k worth of renovations into it (ideally only cosmetic; flooring, knocking out walls for open concept kitchen, new windows, doors, bathroom update and possible addition of a bathroom, recessed lighting, minimal landscaping and hvac if necessary) in an effort to sell no less than 150k.

Goal is to upgrade kitchen, bath, add a bath and other small cosmetics for an ARV of 250k.

I am not worried about finding a home that needs a little cosmetic work or even something like a roof. 

It was mostly a cosmetic renovation.Link to pictures https://properties.myhouselens...How did you find this deal and how did you negotiate it?

Since you're just starting out, find something with good bones and only needs cosmetic repairs and not much on the skilled trades (electrical, plumbing, foundation repair, etc.) side. 

Purchase price: $166,000 Cash invested: $30,000 Located in 4 season tourist town, close to ski resorts, shopping and restaurants.Completely restored with new electric, water heater, flooring and tiles.When the home was purchased it was thought to be only cosmetic changes.The electric was spliced in different areas and a new structural beam was needed.

Purchase price: $235,000 Cash invested: $40,000 Sale price: $345,000 Total renovation besides cosmetics added bedroom, new everything interior finishing, resanded portions of hardwood floor and updated areas that were in need, reframed floor plan to more open concept, so much more...