Aside from the general cosmetic updates we make to increase the equity in the property, I always walk through and update/replace anything that can, “wake me up at night”.

If the property is basically okay, but needs cosmetic repairs then you'll find many reputable contracts who will do the work. 

Figure $20/sq ft for typical cosmetic rehab (confirm later with homeadvisor.com estimates).

The location is great it is a unique street that actually has no street only alley ways to the homes and front of the houses is a large courtyard with sidewalk next to the local night scene.The other way to do this flip, the house is in good shape could do bare minimums redo the bathroom and kitchen and simple cosmetics items.

During this time we will be doing some cosmetic work to improve the property and get it ready to re rent at a higher rate once his brother moves out.

The AC is the biggest issue for me since rentals are in Las Vegas.Terry.That actually sounds much more expensive, and very likely that they will use a lack of routine maintenance to deny coverage if you arent changing filters anyway.  

I probably wouldn't have to do any repairs initially until the current tenants moved out and then I think it would just be cosmetic stuff like carpet and paint in one unit, or I could do some upgrades to bring it in line with the other unit. 

House only needs cosmetic work inside which the GC quoted me 8 - 11k for. 

Are the repairs needed cosmetic in nature?

Pro-tip, go to the Monroe County clerks portal and search your property routinely, not just when you buy.