Add in a pandemic, supply chain issues, hubby having 2 back surgeries, father-in-law passing and it was the perfect storm.

I'm not moving anything, just switching stuff out for cosmetically nicer styles.

Interior is good condition, just needs cosmetic updating. 

Unless you have capex that needs to be addressed- roofs about to fail, HVAC that is costing you more to maintain than replace, etc, you will be much better off in the long run scaling than making cosmetic improvements.

If I remember correctly from J Scott's book -- in which he was rehabbing in the Marietta area around 2012/2013 -- he used a rough estimate of about $25/sqft for minor rehab (floors, paint, cosmetic stuff), $35 for a minor + some capital improvements, and $45 for a total gut job.

Property is in need of a few cosmetics repairs as well as an installation of a central HVAC unit.

This process isn't that hard, especially on a light/cosmetic rehab:For a light rehab you need to put together a list of repairs and then price each repair:FlooringPaintingLight FixturesPlumbing FixturesLandscapingEtc, etc, etc.Once you put together and price this list, you will have a Total Estimate that will likely be far more accurate than some arbitrary $ per SF value.As you get more project experience, you can look back at your cost history and be able derive your OWN $ Per SF values to quickly estimate costs.

Simple Cosmetic rehab with some plumbing updates during the bath remodel.

thanks You should buy a single-family house that needs some cosmetic work, renovate it, rent it, refinance it, and repeat.

I'm finding some deals that with largely cosmetic upgrades I can purchase for ~$30k, but I want to be cautious about investing in an area where my profits will just be eaten by high turnover or poor reputation of the area.