. $160,000 is likely.Rehab: cosmetic $3000Rents: $1200-1250/mo, it does have a detached garage with utilities that could be converted into an ADU with work. 

They agreed to a very modest contribution but required me to increase the cosmetic features essentially negating any contributions they made to the project.

My point is; don't waste a lot of money looking for properties when because they still pop up in unexpected places and you don't need to cause yourself more stress by wasting money.The best deals I ever got always came from real estate agents I visited and handed a business card to and you will meet many agents who will scratch your back at real estate clubs.The most-important factor to be successful is having the ability to analyze a property correctly to determine how much you can squeeze out of it after doing a little cosmetic work, rehabbing, increasing rents, calculating principal paydown, depreciation and then turn over every rock to uncover all the expenses and costs a high percent of investors ignore.

Plus, if you plan on selling it without doing the renovations, this sounds crazy but in this seller's market, buyer's like seeing "value add, cosmetic" updates when looking.

It was difficult to justify the 67% increase for cosmetics.

Because this is my first deal and it's out of state, I'm looking for a property that only needs light cosmetic work because I don't quite have the experience to tackle a BRRRR yet.

Put in $6,200 for cosmetic rehab.

Some very minor cosmetic improvements and landscaping.

The buyers can also go on google images to view the front of the house and they will see changes were made.I try to make the least amount of alterations as possible, mostly cosmetic.

Everything else was cosmetic updates.