What more beyond cosmetic things?

This doesn't mean purchasing a property that is down to the studs, but more so a deal that needs light to moderate cosmetic work.

Even though I did cosmetic improvements, I also did things to increase the value of the property. 

@Daniel Brown yes he actually said only needs new central AC system (only has window units now), and $5k cosmetic buffer.

Bought it about three years ago and I'd say it would probably resell for $180k now.The rehab was a nightmare, so I'd advise doing something just needing cosmetic repairs instead of the complete gut job we had on your first time, but it was still a successful BRRRR in my opinion. 

There's typically minor work I didn't ask for the seller to fix (cosmetic, small fixes,  minor electrical like restoring non-working power to the garage for a property - no clue how the inspector missed that one, etc.).

I'd first need to increase each rent by at least $50 (its also in an up and coming area), replace the roof and do some hopefully minor cosmetic updating.For those of you who have acquired multi unit buildings with current tenants and one utility meter, have you had success with RUBS (ratio utility billing)?

After six months of "seasoning" and minor cosmetics, the house is now magically appraised at $220,000 (because we got the house on minor discount and made money on the original purchase).

The purchase price is $47,000 and it needs some cosmetic work and plumbing(maybe close to $20k).

It already has updated plumbing, electrical, and a new furnace as well as some appliances like dishwasher and disposal. new central AC is also in place with an attached 1 car garage that can fit 2 cars in it. the fascia needs to be fixed on one side of the garage also the roof needs to be repaired in some spots. other than that not really much i would need to do other than a full gut in the bathroom and open the wall that seperates the kitchen and living room to have a sit down counter with cabinets above. then from there its just cosmetic, paint and flooring. its a great opportunity for great profit i can get funded by a HML but i wont be able to cover the gap funding. would anyone have recommendations on gab lender's that would help with this project and come in at a 50/50 partnership?