-Neighbourhood grade ( agent gave me a map to find this for myself) -rent comps ( agent just uses rentometer, made an account myself) -cosmetic or structural repairs ? 

A few minor cosmetic upgrades and installation of a second kitchen in the basement.

Unfortunately, when you have a frequent complainer the real maintenance issues get comingled with the routine BS, and it be becomes a "boy who cried wolf" situation.  

@Eliott Elias We routinely go 75% of new appraised value for cash out as early as 90 days of ownership regardless of purchase/rehab costs. 

They do not pick apart cosmetics as much as you think.

A light cosmetic rehab is still very plausible for your first investment.

Purchase price: $60,000 Cash invested: $23,000 Got a cute 3/1.5 twin at an auction, gave it a cosmetic makeover with the biggest expenses being a new kitchen, floors, and a new boiler, renting out currently for $1900/month

Unless there is only cosmetics on the inside or you have a crew that will get in and get out fast, you need to budget 6 months as a minimum. 

Pumped about the big juicy problems I am currently dealing with (doing big things you know) Pumped about the success I'm seeing from others on BiggerPockets, and absolutely PUMPED about an epiphany that came over me as I was doing my MM routine this morning..

It only needs minor cosmetic repairs.