I am hoping to find a purely cosmetic flip but am I not sure how much type to budget for one.

So far Ohio, Indiana and kentucky  seem like they may worth taking a closer look at ( a purely numeric observation). 

This will allow you to get a FHA 3.5% down payment loan. of course, this would require you to live in the building, if that isn't something you are willing to do you will likely need a 25% down payment for a pure investment property, in which case you are likely going to have to look out of sate, as $20K isn't going to get you 25% down on anything near you.

This is purely speculation on my part because I see a ton of investors from Texas going out to Midwest markets like Cleveland, Toledo, Indy, Kansas city etc to get better pricing.Perhaps Texas investors can weigh in on that market.Also if that market does have those prices follow up question; why are you guys from Dallas & Austin coming all the way to the midwest when you've got San Antonio right next door? 

He'll be giving us an overview of the state of the Missoula market, as well as answer any questions you have.There will be no attempts to sell you anything, this is purely a way to help build the Missoula investor community.

Keep family out and focus on pure ROI for an investment property only  duplex?

I am sure his security deposit will be used up on junk and trash removal, cleaning, fixing everything he broke.2) Among the things he left behind were a huge nitrous oxide tank in the bedroom closet and six boxes totaling literally thousands of steel cartridges that say "ultra pure" on them. 

I'm not planning on managing it, purely for passive income. 

I'm buying it for a second home, not as a pure investment. 

(I love the breed, love the dogs, father used to raise them to hunt hogs, but something clicks in their brains (not all of them), and the force of their jaws locking down and pure muscle jerking back and forth is scary!)