It was larger (4/3 2500 sq ft), in a really nice area  and not really what I typically consider a good candidate for a sfh rental but I bought it because it was priced 60k under market and needed minor cosmetic things totaling about 10k.

Hey guys, I need some advice on a potential investment (Rental property), I've been looking for a couple of months for my 1st rental property and something came up this week, in a great neighborhood, 200,000 ARV selling for 150,000 with minor cosmetic repairs needed.

I'll give a little bit of context and hope that someone can help me creatively think of a way to help.Lady bought house before married, decently taken care of it, only outdated cosmetically, BUT massive foundation issues thus the distress. 

Once the mortgage is paid off, then the real difference sets in.I’m trying to create a plan, to either do a flip first, or to renovate a rental property first, and at this point I’m leaning toward a Section 8 multi family rental, then later on concentrate on a cosmetic flip.Thank you Rick

For a B class neighborhood you will be looking at a 120K+ plus cosmetic updates.

Occupancy can be reduced to 5% with some cosmetic improvements to freshen up the apartments. 

For a quick refinance, you would look for the ones which require predominately cosmetic improvement and better management.   

It's pretty much all cosmetic work (not moving/removing any walls) but I'm happy with the work and speed at which things are happening. 

Do some minor cosmetic rehab then relist all of the properties.

I’ve see flippers turn what would normally be a 5-10% profit flip (cosmetic) into a 20+% profit once the ADU was built.