House needed foundation leveling which caused considerable cosmetic damage when completed.

I'd be buying this cash.Cost $300,000Repairs (Cosmetic) $30,000Monthly Income (8 units @ $650/mo) = $5,200Annual Income = $62,400ROI: 18.9%50% Rule: $31,200 annual income or $2,600/mo cash flowI know $30k is not a lot of money for repairs on such a large building, but I believe all of the units are currently rented out, so that suggests to me that it's already in decent condition.

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).

So I find this deal on FB market place the first house the guy sent me to was a great house but needed 118k in repairs and the numbers weren't there I asked the guy if he had any other properties he sends me to another house in Dallas this house is actually in great shape 155k arv only needs cosmetics windows and new hvac I like it I want to buy it.

It only needs cosmetic rehab that I know of. 

Cosmetic flip, great town bordering on Worcester MA which is currently experiencing tremendous growth.

Jorge, it's a rental property that I just bought and doing some cosmetic rehab

If you can get seller financing, fix only what you must to make it livable, nothing cosmetic, and lease option to and end buyer.

It comes down to time and money, but not only that, do you have the resources to find a good team for acquisitions, rehabs, and property management including enough margin/equity upfront to be able to BRRRR and recycle your cash.A good turnkey provider will rehab a property so that there is no significant deferred maintenance (CapEx items and refresh cosmetically).

And both units need cosmetic work.