Lots of major repairs done in the last 5 years (roof, foundation repairs, hvac, pool resurfaced)Needs cosmetic remodel.

I'm thinking a cheaper market, and light/cosmetic amount of rehab (but not turnkey).

I've used steve on everything from small cosmetic jobs to a house that burned down and needed to be completely gutted and rebuilt.

In my neighborhood, 1200+ SF split foyer in need of cosmetic upgrades.

Its an all cosmetic flip (paint -inside and out, floors, and counter tops in kitchen, and baths).  

And bonus tip: If you have a contractor you have a good relationship with who will listen and let you help (things like paint, and other cosmetics), it can be an excellent deal!

I am looking for properties in need of cosmetic work as I want to add sweat equity myself and project manage where I can't add sweat equity. 

I dont know if i should put it under contract and wholesale it out, Rehab would need like a new kitchen and cosmetic things in the house,nothing major.

For example, if the bank won't finance a pure flip but is okay with a rental, perhaps find a fix and rent project.That is, find an ugly duckling property where the numbers work as a rental (maybe one with just cosmetic issues but still bank-finance friendly--"complete and livable") and turn it into a swan over a month or two, then rent it out.Then you get to try an easier first flip (for example, just floor covering, paint, appliances, landscaping, etc) and have your first rental.

I have some equity and conventional loan pre-approval already, so I'm ideally targeting properties under $600k (preferably much lower, as I don't want to blow all of my equity on the first buy), 2-4 units, mostly cosmetic facelifts (will entertain more thorough work, but don't have an established team in said area yet, obviously).