You could buy a cosmetically distressed duplex in San Fran for ~$850k-1 million with FHA & your 60k as a DP (look at lending limits), then rehab it to force appreciation, rent out the other unit & live cheaply, then sell for a profit, or save then move & repeat, or stay put & refinance to buy another property, or stay & just sit on the equity.

Most of renovations we are looking on doing ourselves(anything cosmetics like drywall/painting/floor/tiles basic electrical and plumbing).

The house is slightly outdated, needs some cosmetic improvements, but is definitely turn key ready. 

And typically I've been able to secure properties at a similar price point as the ones you've mentioned in your original post but probably at a lesser ARV i'll have to admit especially since with rental properties I try to avoid unnecessary upgrades such as granite counters, major cosmetics, etcLove to hear your thoughts :)

I recommend scaling back the rehab to nothing more than is absolutely needed to rent it - no frills, no big cosmetic plays - because you can't afford it. 

Right now I am thinking I was told what I was told due to fees etc for cosmetic upgrades… but maybe on a full gut it makes more sense

One of my agencies top producers was an Avon lady who brought her "girls" (i.e. book of business) along with her when she went from selling cosmetics to selling houses.4) It takes 2-3 years to establish yourself in a new sale career field like real estate and make a sustainable income, unless you're like the lady in item 3.5) You have to build personal relationships. 

After acquiring the home, updated cosmetics to make it shine and help the rental value.

@Jeff CostaLooks just cosmetic.

I suggest househacking for a start and target properties that require minimal repairs or only cosmetic upgrades for your first investment.