I routinely buy rental units. 

All homes are older but in great shape structurally and some simple cosmetic improvements will go a long way.

. - total kitchen remodel $15-20K-new washer/dryer $1500- bathroom just needs cosmetic remodel 2K- replace back door $500 (family member works for window and door company and gets a large discount)- furnace is about 20 years old so would need to be replaced soon 3K- possible rewiring of the house (worst case scenario) $7K- repaint.

I guess it would be one more thing I'd have to maintain though and I try to avoid doing things that are purely cosmetic other than floor covering and painting where needed since I do not do flips.

Hello BP.Are properties that need cosmetic work, i.e. updating kitchen, bathroom, new flooring and paint, a high risk as far as getting your money out of it? 

Value was added through basement repairs, refinished flooring, a new roof, cleaner landscaping and fencing, as well as other minor cosmetic issues.

Are most issues cosmetic vs structural 4.No more than 75 percent of ARV

Many properties I’ve seen are in horrible conditioner and few mainly need cosmetic work (Paint, New tile floor, New carpet, Refinishing Wooden floors etc..) along with a furnace and heater!

Rare single story home once again needing just cosmetic fixes.

Some minor cosmetics to fix up on the exteriors (painting handrails, resurface the parking area, fixing some fascia boards) but it's generally pretty turnkey, and was priced accordingly.