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. 

. - Price: Max $400k - Condition: Preferably not turn-key, looking to get something at a slight discount and do cosmetics renovations of ~$20k (new floorings, paint, cabinets, bathroom) to bring the units up to date. - Bedrooms: Preferably minimum 2 bedrooms in each unit.

Was thinking these might be good candidates for flips, whether intense ones or more modest cosmetic focused projects.

Do you go to your car mechanic for brain surgery?

If you find something solid that needs cosmetic rehab, do thorough inspections to hopefully avoid any major unknown expenditures, you could take income from property and start to rehab one unit at a time.

He had shoulder surgery himself, so he wasn't working. ;-) I have properties.

(Been living in it too).I have most of the major stuff done (heat, house sill, insulation, walls, kitchen, cosmetic).

Most of the updates needed to make it attractive to rent are purely cosmetic, flooring, painting, light fixtures and new cabinetry in the kitchen.

For example, deal worth 300 moved with my fee for 265k, cosmetic 10k.