there is a foreclosure asking for 89k with 2100 sqft with some some cosmetic touch ups needed to be doneOn the same street there is a house asking for 174k with 2065 sqftAnd there is one more that just sold for 75k and is estimated to go for 165 when all said and done with 1756 sqftWould it be wise to look into the forclosure?

I was also told by that same bank that you may not get appraised for much if you do an appraisal within six months because an appraisal is typically good for six months and the only way that the home will appraise for more money is if the home gets some sort of serious repair such as adding a bedroom or breaking down walls or adding a new bathroom and that regular cosmetic work (paint, floors) would not count.

We usually know the house will have alot of value once we fix the issue (short sale, foreclosure cosmetic, etc).

These are done routinely by real estate attorneys.  

My first few flips I hope to be very basic and cosmetic nothing structural.  

Provide a functional space to live in (sturdy but nothing fancy in case they trash the place) and stick to mostly cosmetic updates.My preferred areas for MFR's are Watertown, Newton, Waltham, Natick or Arlington.

We then spent $5k doing cosmetic updates to it and a lot of cleaning that easily added a ton of equity.  

He said he used list source, but also had success getting a routine list from the title company.

That would still need cosmetic repair that you could put your skills to work.Good luck.

This eliminated the daily routine of employee drama, the ongoing cry for the $15/hr, & the mandated 20% match on employee IRA's.