Purchase price: $102,000 Cash invested: $10,000 Purchased from a distressed seller only cosmetic updating needed.

If we are talking painting and other cosmetic work that is standard but if you want us to manage a GC to replace the kitchen and bathrooms to your customization then we would have to charge for that.

Regardless, the majority of foreclosures, particularly multi families, need extensive cosmetic rehabs from top to bottom.

If it was a conservative 10%, that was an easy cosmetic job, I'd be open to it depending on a few factors. 

.$445k purchase priceRepairs (mostly cosmetic/some termite damage/appliances) - $20kARV - $530,000Rent - $1500 (1/1), 2/2 ($2000), total monthly rent $3500 + studio AirBNB if I can swing the permitting piece.

@Dennis Grundmann My strategy here in Columbus oh is to find properties that have the mechanicals and structure taken care of, windows, roof, but in need of cosmetic updates, ugly kitchens, baths, paint, etc..

Are the rocks a structural chimney or just a cosmetic addition?

You asked me about the limits of the replacement property and repairs, and I'll tell you that if the hoarder house just needs a lot of cosmetics and TLC you may be ok.

Rehab & Renting:For the most part this property only required a cosmetic rehab, but the project felt like it took much longer due to numerous little things popping up here and there.

Rehab is almost all cosmetic.