Why not find something that needs cosmetic updates? 

I actually helped htem find a home for themselves this year and decided to cosmetically update the home.

Intense internal cosmetic and top tier landscapping What was the outcome?

The house also needs all new windows (10), new doors, some of the sheetrock replaced, new floors, new water heater, new ac/heater, cabinets, paint and cosmetic work done.

Also will this me a cosmetic rehab and flip and a total gut job?

Needs mostly cosmetics and some amenity based upgrades.

Purchase price: $110,000 Cash invested: $32,000 Investment Property Summary: 3-Bedroom, 1-Bath House with GarageLocation: Situated in a quiet neighborhood on a corner lotPurchase Method: Acquired through direct negotiations with the seller, utilizing a cash offer (private loan)Renovation: Complete cosmetic update replaces.

I am in the process of buying a house which needs a lot of mostly cosmetic repair.

West Philly is really good for flips that require slightly higher than a cosmetic job.

The types of renovations I am looking at are primarily cosmetic an advanced cosmetic, the goal is to avoid any flips that require major mechanical / structural work.