I’ve bought too many houses and done  too many renovations to overpay for some craphole that is a lipstick on a pig house. 

Lipstick patch jobs where the operator is selling off as (newly renovated) those buyers are going to get crushed with future accelerated ongoing capex.

@Danielle McClelland WWE inadvertently got into lipstick rehab live in flips before we really knew what we were doing when we were 30.

Lipstick on a pig is probably apt.

You have 30k saved sounds like a great start, a good down payment with a little left over for a lipstick rehab in a cheap market.

Also depends on your career and family life and how much time you have etc.My current phase of life with a young family, here is what i would do with $200K:- buy small multi-famil or two  that needs lipstick or is turn key- Hold for a long time- buy in London because it is where I live and i'm not comfortable yet buying anything too far away 

These tubs are in very poor condition and trying to slap lipstick on them is not a good idea.

Wholesalers are going to start putting lipstick on pigs to keep their deals turning. 

Extensive gut/total remodel or quick cosmetic lipstick on a pig deal.

From what I understand, I want to house a hack duplex with lipstick rehab nothing too major and use forced appreciation.