My partner and I are doing maybe 3-4 (primarily cosmetic) flips per year and looking for more such deals, open to doing some BRRR deals too. 

After getting 15 offers to buy investment properties rejected I decided to take massive action and I took a chance buying my first property off market in Tampa Bay area from a wholesaler, the numbers worked, I got local confirmation about the neighborhood, verification on rents, and the property was positioned as light cosmetics. 

The Buyer and the Seller understand and agree that the Broker neither warrants norassumes responsibility for the physical condition of the premises.IT IS NOT THE INTENTION OF THIS PROVISION TO PERMIT THE BUYER TO TERMINATE THISAGREEMENT FOR COSMETIC OR NON-MATERIAL CONDITIONS.Buyer shall be responsible for the repair of any damages caused by the Buyer’s inspections and tests;repairs shall be completed in a timely and workmanlike manner at Buyer’s expense.6.2 Seller shall cooperate in making the premises reasonably available for inspections and/or tests.6.3 Specified Inspection Period: Buyer shall have ____________ (not applicable if the number ofcalendar days is not inserted) calendar days after the date of acceptance of the contract by both parties to have inspections, environmental inspections, and/or tests completed.

I am very handy so a fixer is okay if its mainly cosmetics (floors, doors, trims, paint, etc..).

I rehab them within reason, although I do like those where the main need is mostly cosmetic. 

I had new flooring installed and made some cosmetic updates and repairs.

ARV: $158k (according to Prop Stream)Asking Price $75k (owner has $68k in it according to prop stream so probably not much wiggle room).Repairs: Just based on pictures and my experience with fixing up rentals I think $25-30k would be plenty as it’s mainly cosmetics from the pictures.Obviously I will want to check it out and walk it in person but if those numbers hold up, is this a good deal for a first fix and flip?

They may have fixed it cosmetically, but the structure itself is way past it's life expectancy.

Cosmetic repairs and curb appeal.

Here's my company's formula for deals: Properties that need no/light cosmetic work: 75% arv - repairs - your fee.