I have a package deal of a duplex and single family unit that need minor repairs, mostly cosmetic.

A friend has put me in touch with a lead, a motivated seller with a house in a good neighborhood that needs a complete cosmetic overhaul. 

The cigarette smell disappeared with enough paint and redoing the rest of the cosmetics.

It sounds like those issues are simply cosmetic.

I have gone back and fourth, on these scenarios:-Buying a SFH needing some light cosmetic rehab and living there.

To be honest I'm not quite sure it's not in mint condition by anymeans but the tenants are long term and are happy with the condition of the property and anything that does need to be repaired I can do my self as it's all cosmetic.

Cosmetically, 10 need updated.  

There is a lot more than structural/electrical work that the property needs like appliances, many cosmetics and two furnaces are ~10 yrs old.The property could bring in 4300-5000 gross rent (500-600 per room is market) so the value is there but when I add up the 25% down, cosmetics updates, appliances, furnaces, and *basic structural work totaling at least 25k* I lose interest.Initially the sellers agent implied they would be willing to do the work (the agent is the owners daughter and he's apparently a big contractor).

Current needs mostly cosmetics i.e.

One needed a new roof soon, and the other needed some cosmetic repairs.