It is more than cosmetic.  

The comps didn't include that house, or the larger one (1800 sq ft) down the street listed for 200... but whatever.. one set of comps said 171, the other said 160, 165-170 seems right to me.That said, it would rent for about 1150/mo, and I was fortunate enough to be in a position to pay cash, so with low property taxes (1800/yr), I have a lot of options on how to profit from it.Obviously the first things to deal with are the fixes, the major stuff is all good, it's just cosmetic stuff for the most part.  

It is no more complicated than this: All HOA litigation, other than for routine and administrative matters, funded with HOA resources and/or debt instruments requires a majority vote of approval by home owners.

SO I bought it when many others did not and they all passed, I was the last investor he sent it to before his contract expired.REHAB:We had to gut most everything, but this was pretty much a standard cosmetic flip in the area. 

I am looking at SFRs, turn-key or in need of minor cosmetic improvements, or multis (duplex-quad).

Put the cosmetic touches/refinishes into that it needs and cut 'er loose.

For example you can do all cosmetic changes including kitchen cabinets and not require a permit i.e. carpet, painting, plumbing fixtures, some electrical changes may require a permit depending if your in State jurisdiction or Cities.

The gurus offer numbers like 15-20 sq/ft but that is for very basic cosmetic changes kitchen bath upgrades not guts, and these are prices that investors would be able to get. 

Although my flips were cosmetic condo flips and each took about 2-4 weeks of work. 

Absolutely still plausible, routine inventory/condition inspection.