Cosmetic upgrade, including paint, flooring (3mm Vinyl Plank and carpet), updated bathrooms, painted kitchen cabinets and added Butcher Block countertops. 1 week on market and accepted a Full Price cash offer.Link to listing: www.PaulLeason.com/19001323 What made you interested in investing in this type of deal?

Did cosmetic improvements.

-rehab costs (lender advised me that for what I'm looking for, which is 3BR/1.5-2BA single fam to flip, cosmetic repairs only, no major guts, etc. it should generally be about 35-40K but was told to overestimate to be safe to around 60k)-holding costs (I calculate what I would pay monthly on my HML, I account for insurance, taxes, and utilities...in my specific area of northern NJ, are you entering for these amounts?)

If you're going the umbrella insurance route, make sure it will cover you for several things including just the routine slip and fall (like mold or earthquake).

The planI currently plan on getting a Duplex that needs cosmetic love no foundation work and pay with an FHA loan and house hack it.

The exterior looks to need some cosmetic rehab and interior I am assuming is maintained well based on description (of course would walk through the property before offer).  5K is just a estimate, some clean-up on the interior.

Beyond that, you can get a pretty rough guesstimate of the cosmetic rehab costs, but I'd avoid making any offers solely off of pictures.

My contract is a TAR and there is the following clause(2) Landlord will NOT pay to repair the following items unless caused by Landlord's negligence:(e) items that are cosmetic in nature with no impact on the functionality or use of the item;Say while the tenants are occupying and there is a shift in the property and there are cracks in the drywall not caused by a tenant am I required to fix since this is cosmetic? 

Not one of the doctors I have seen had time to actually review my daily routines.

So within a few days of closing, we demo'd carpets, floor/door trim, and started purchasing materials for a cosmetic rehab.