For you 1st property, probably a good idea to start with something that's more turnkey / light cosmetic work needed before diving into full renovations.

Light Cosmetic: $25-$40 per sq. ft.

Contractors stated that he does surface level cosmetic fixes as fast as possible to pass inspections.

The age of a home is sometimes a misnomer as older homes were built much better in many ways, not all.If you want to flip, you need to focus on older homes because that's where the bigger scale will be most likely and the more outdated cosmetically, the less likely first-time homebuyers will think they can do the work.

Since it will be out of state, I'm looking for mostly turn key or just cosmetic fixers. 

Oklahoma has a thriving network you can tap into.Partner with Local Agents: A knowledgeable Oklahoma-based agent can help you find properties in desirable locations.Look for Value-Add Opportunities: Cosmetic rehabs can boost equity and cash flow while keeping your initial costs low.If you want insights on a specific area in Oklahoma or tips on connecting with local wholesalers and investors, let me know!

I'm not talking about cosmetic fixes, I'm talking adding bedrooms within an existing floor plan, creating a second unit (like an ADU), etc.

Does it need cosmetic work?

In total it took 8 months to complete... a simple cosmetic flip on a 1200sqr ft house in a neighborhood that wasnt asking for much.

in fact, a light / cosmetic purchase is actually the worst possible purchase.