Once I could see the entire floor plan and where the issues truly were we replaced all of the outdated/hazardous knob & tube electrical wiring, updated all lighting to LED, performed some heavy cosmetic repairs to walls and ceilings, added a new soft paver roof top deck off the top floor unit, and modified the use of space within the units.

I think you are right.I actually just recalculated it, so I bought it for 145K, sold for 180K, minus 12K in the real estate commission=23K in profit.However, I did a small cosmetic rehab on it so I spent about 10K on the rehab, plus throughout the year this or that broke down, so I spent about 2 K fixing it, so then 23K minus (10+2K)= 11K in profit.So if I made 11K in profit only then my taxes/depreciations should be probably less than 1k, so probably no need to even do a 1031 exchange, right?

My ideal house hack will be on the east side close to the AT&T center, 4 units, and in need of more cosmetic work rather than an extensive rehab. 

Average small multifamily in the area 400-500k and won't cash flow fully rented with LTR.My plan: FHA househack with cosmetic value add, take remainder and invest out of stateThoughts?

Purchase price: $227,500 Cash invested: $19,000 Sale price: $318,000 Cosmetic Flip (1-2) in 90 daysKitchen Cabinet Paint (Grain filler + Shellac + BM Advance)Kitchen/Entry flooringBathroom 1 cosmetic (flooring, paint, and mirrors)Bathroom 2 full (flooring, paint, and fixtures)Every room paintBasement finishing (black ceiling, walls, and painted concrete floor) What made you interested in investing in this type of deal?

It’s the perfect size for my family of 7, but it needs a lot of cosmetic work.

But yeah, it’s really paint floors counters etc, all cosmetic no moving walls.Was curious if these folks get nosey or just get in and get out.Will continue to research thanks again!

Purchase price: $220,500 Cash invested: $25,000 SFR 60 Day cosmetic renovation.

Quick 2 1/2 week cosmetic flip.

Purchase price: $120,000 Cash invested: $25,000 Sale price: $183,500 SFR 60 day cosmetic flip including finishing basement and a new AC.