If one of the properties has $20K in equity and you want it sold, market it as a L.O. or L.C. with having $10K equity ($10K profit for you) with some minor cosmetic repairs needed.

We plan to make cosmetic improvements to the properties, like making the kitchens nicer, and hopefully finding a way to move the washer and dryers inside to each unit.

Since there isn’t much of a value add, you should consider a lot of minor cosmetic upgrades as you continue to raise rents.

If you’re looking to employ the BRRRR strategy, I would definitely recommend targeting single family homes over townhomes.The BRRRR strategy necessitates adding quite a bit of value in this market, which is much harder to do with a townhome due to your renovations being more or less limited to primarily cosmetic interior improvements.The HOA fees that come with townhome ownership eat directly in to your returns as well,  which will hurt you when you reach the last “R” of the acronym - repeat. 

It's routinely 10k+ a month.For the average person without marketing experience, you're better off saving that money and putting towards a higher down payment.

I put in 8-10k myself take me about 2 weeks all cosmetic work.3.)

You also need to define how you will handle the unexpected issues that come up.I agree w @Mary Mitchell start off with a basic house that might only need to be updated cosmetically.

Now, I’m just trying to rethink and analyze as this would require a larger down payment - which, is doable but there are some cosmetic touch ups that need to be done, etc.

Skimp on extravagant gift baskets, bubble bath and cosmetic soap. 

I know that I need to account for a down payment (I do not plan to live here and do plan to put 20% down in case it is what the bank requires), any repairs needed (although I do hope to find one with only cosmetic repairs necessary), money for mortgage payments until the first tenant gets placed, and having money set aside for CapEx.Is there anything else that I should be accounting for?