I think you could probably rent out a single family of that size for no more than $1400 Depending on the street/ cosmetic finishes.

Let’s assume for sake of argument you put it under contract for $110k and everything from inspection is cosmetic, you may put $15k into rehab and be all in for $125k plus any financing costs.

If you're doing wholesaling I think they're probably the best for you.Assignment of Contracts aren't hard to do and are routine in my firm. 

Purchase price: $509,000 Cash invested: $30,000 Sale price: $640,000 Single Story 3 Bedroom, 2 bath Cosmetic Rehab property.

If you were cosmetic only, it will be sizable gap.

We have skills for cosmetic work(installing floors, new cabinets, etc) only. 

I find with closing expenses, minor cosmetic rehab, and selling costs it doesn't make sense to sell prior to 4 years (assuming 3% appreciation) and then do a 1031.

Right now I'm in a gorgeous foreclosure that needed lots of cosmetic work. 

It seems the house is in good shape, just needs cosmetic work and a new roof. 

I do see a few below the 200k price point, but they usually have some issues ranging from cosmetic rehab to major fixes.