Because lots of people buy homes in Pointes and never move, most of the homes are very well maintained infrastructure wise (roofs, HVAC, windows, plumbing) but often times haven't been updated cosmetically in 20-40 years.

I went to the open house on Saturday and checked everything out and the main things that need work are a brand new kitchen, it could need a new boiler (the boiler room was locked at the time but we will see it before closing and during our inspection period) and the electrical is messed up, the rest is mainly cosmetic. 

If you're doing a more cosmetic flip and avoid major rehab and additions, you can do your own subcontracting and project management, avoid major permits and associated fees, and probably improve your margin, at least until you get more experience and better GC connections.  

Do I get an older home in need of pain and other cosmetic detail?

Can you make a cosmetic upgrades to units and get higher rents and improved occupency?

Details:Property Type: Multi-family (3 units + separate garage)Offer: $25,000 cash (can't find a mortgage for that low)Estimated Rehab: $30,000 (2 units cosmetic, appliances, and flooring - $15,000, 3rd unit - major repair - $15,000)Total income: $2,000 (Garage = $250, 1st Unit - 3 story, 2BR/1Bath = $675, 2nd Unit - 2BR/1Bath=$500, 3rd Unit - 2BR/1Bath = $575)After Repair Value: Range between $65,000-$75,000I was hoping to only put 25% down on the property and do a mortgage/loan but can't find a mortgage for that low of an amount. 

The types of things you'd be helping w/ run the gamut:Supervising and coordinating w/ plumbers, electricians and other subs to do the work, track their work to completion, be on-siteGetting your hands dirty and doing some work yourself (like installing dishwashers, lighting fixtures, cosmetic construction work, landscaping, painting) & other related tasksPrice comparing appliances, coordinating pickups, drop offs of appliances etcDeal with both workers + tenants (if need be)Looking for someone who:Can think quickly, is resourceful and has common senseVery familiar with construction and being handy (ideally used to be or is in construction) Tech savvyIs okay with working 10-20 hours per week and can be flexible with the # of hours of workThe gig would be paid hourly & be a part-time gig but could turn into something full-time.Ping me if interested!

I have a few properties but I try to purchase with just needing cosmetics.

Replaced all cast iron plumbing with PVC, new water heater, etc. and of course updated cosmetics as well. 

I'd like to focus on 3 bed/2 bath or 2 bed 1 bath homes that need mostly cosmetic repairs but I'd be willing to take on a bigger project if the potential for larger profits are present.I am open to working with other investors in the area.