And I agree with the previous post, 2 months in this market means there is something very wrong with it. 10k per unit is fine if its just cosmetic but you start needing common stuff like foundation, roof, boiler/plumbing and your 40k budget is gone.

Purchase price: $100,000 Cash invested: $25,000 Sale price: $160,000 Single family cosmetic flip

I heard that the properties that are sold are above the market price and that the rehabilitation/repairs the majority of the time is just cosmetic.

Because it seems you're focusing on what's largely a cosmetic issue about your renovation instead of the more important things you need to get this renovation done.

I'm concerned about sucking the max capital out of it more than I am on cosmetics or attracting tenants.

I'd already considered in my offer about $10K-$12K/unit for major cosmetic upgrades and deferred maintenance issues. 

Managed to get an FHA on it, did some minor cosmetic changes, raised rents, and am renting out all 4 units and it's cash-flowing really well.

Right now I am confortable with properties that need cosmetic rehab.

I'm looking for books that are motivational, ways to create a strong routine, ways to properly manage your time while working 40+ a week, ways to work smarter, not harder, and ways to live an overall efficient and happy life. 

You would be able to subtract certain closing costs (routine selling expenses) such as your any broker's commission, title, escrow and documentary transfer tax, to get to your Net Sale Price, which would likely be around $235,000 in your case.