Electrical, plumbing, and cosmetics can all be replaced if the deal is right.

I then use the inspection to make a list of items needed for repairs other than cosmetic.  

@Erik Henneman, if a SFH mostly cosmetic, my wife and I did a live in flip very slowly over 6 months.

Local housing authority states they will pay up to $1088 for the property.Mainly cosmetic repairs needed.

Ethos of offersWith regards to expectations - I find that I need to routinely have expectation setting conversations with would-be clients to make sure that they know that they hold the primary responsibility for deal-finding. 

Rehab: $30k (cosmetic throughout, bathroom overhaul, and kitchen update)Est.

This is one block from the road where you routinely see prostitutes walking up and down.

In an ideal world, i'd like to find a property where i can force apprecation (like buying a SFR and adding an ADU or buying a duplex that needs cosmetic upgrades) so that I can do a cash out refiannce to help fund the next deal. 

---Attic was not inspected due to inaccessibility---and minor cosmetic things in the kitchen and bathroomI am OK with the cosmetic rehab and I estimated the cost of repair around 16K but I did not know about KnT and water leak, and possible furnace problem. 

*not so long ago even $500 down would work for some off market deals as far as earnest money goes, but now with numerous offers being made on a single deal within hours, earnest money (how much ‘good faith’ you’re really investing) amounts have changed some and to be clear this would change your cash to close amount (%) Earnest money for more of an end user ready(minor cosmetic/updating needed) buy and hold for example would be much closer to 1% Appraisal - this is going to be up to you as the cash buyer (because you’re not required to get one for a loan remember) $300-$400Inspection - using a 4 point or 5 point ‘investor’ inspection (especially if you’re not here yourself for due diligence) $200- $800 usually, depending on size of property Survey- not required to have, but it may be useful to know exactly where you’re lot loans are (may be required for some rehabs) around $800 or lessTitle insurance- generally around $1K, but again depends on property value and if it’s transferable that could save you $ (sometimes if two years old or less)Title search - you’ll want this to make sure you’re getting a clear title and it’s going to run $100- $250Attorney fees- won’t be required here in Indy for example, but keep in mind these rates if you choose to use oneEscrow fees- this depends on which escrow company you use, but I’m going to include images of a mock sale here in Indy to show you an example of a company for Indiana closing costs would be just about 1% of the purchase price, up to 3% when you factor in inspection, survey, insurance, etc.