So when we buy in these areas almost everything has to have been done or the ARV of the home has to be over 100k (only certain areas of 43204) to give us room to update some of these plus cosmetic updates. 

My plan up till now has been to finance a 2-4 unit deal under market value, occupy one unit and rent out the other unit(s) after finishing cosmetic renovations.

Property: Duplex - wife and I live in upstairs apartment, tenants renting downstairs apartmentIssue: Noise – we can hear the TV downstairs, the tenants talking, and the noise/vibration of them walkingConcerns: future tenants complaining about the noise & tenant retention (breaking leases early) in the future once we move out and rent both apartments, also concerned about noisier tenants moving in downstairs if the current tenants leave (they are relatively quiet tenants)Details about the property: Located south of Boston (20 minute drive), 5 minute walk to a few restaurants and the commuter train into the cityPurchase price in July 2017: $536kUpdates: New roof ($7k), waterproof basement ($3k), tiling, painting, other cosmetic improvementsPITI: $2,700Unit 1 Rent: $2,100, Unit 2 Rent Potential: $1,800What would you do if you were in my shoes?

Focused on simple buy & rent initially (no flipping or wholesaling, open to BRRR or one requiring only cosmetic updates), either SFH or duplex with traditional financing.

Some were just cosmetic though and I could've said, "rented as seen".

They are looking to comps in your area that have recently sold.Tips on getting your appraisal up- add bedrooms-add bathrooms- make cosmetic changes that will appeal to (buyers in your demographic)

If you have at least 3.5% of the total purchase price, you can usually qualify for a fha loan, buy the multifamily house now / soon (when a good deal is available), and live in the house while you improve it cosmetically (yourself or with handymen).

The cosmetic renovations are the easy part, the part you really need to understand during due diligence is what systems you need to modify and update-pluming, electrical, structural, roof. 

Needs cosmetic and possible kitchen upgrade.

.- Cosmetic Contracting Work (painting, flooring, etc.): understand this is a large variable but was wondering if people have any benchmark tips.