Purchase price: $455,000 Cash invested: $45,000 Bought this home for $45k under asking, knowing the house was on the market for 60 days already, the seller was distressed, the house was cosmetically not appealing (ripped up flooring from water damage, grime and dust everywhere, not well maintained, three dogs and four kids living there), and the high interest rates/the market was scaring the seller.

Many of them do need some cosmetic work, but they also don't seem to stay on the market long when they're priced right.

You can get affordable houses in highly appreciating areas to BRRRR, you can get a little cosmetic project where you can meet or exceed the 1% rule, or you can find turnkeys all day that are cashflow ready.

We have an allotted budget for cosmetic work.

I loaned funds for the borrowing entity to complete a cosmetic rehab What was the outcome?

Each unit needs 5-6k in cosmetic rehab. 

The office building needs cosmetic work, which might be a value add play to raise rents, but is otherwise seemingly modern.

Anyway, I say go for it, my experience is similar to Kristie's, so far we've yet to have major issues with students, just small cosmetic things which are easy to deal with. 

Minor cosmetic rehab - new floors, paint inside & out What was the outcome?

. $325k purchase, $15k down, $30K in renovation money (cosmetic fixer, two units trashed, one not great, one ok) + $10k extra of my own funds to do some extras.