In Maryvale (Phoenix, next door) ( basically the other end of the spectrum,) you'd look at the basics, roof, AC, kitchen, bathroom, floors, door knobs (hardware), switches, lights and you'd change it from antique Mexican flavor to newer antique Mexican flavor, and profit about $60,000 in shorter time.

Or if you are ok taking on some short term risk and have reserves to do so, doing some small multifamily homes that need some light rehab could be something to get into. 

These pictures pick up more light and ambient light at night for a better picture.

I’ve bought 3 SFR, all very light cosmetic fix ups, all in at 20-25% below ARV.

Selling the property just to comply with a city that, ironically, provides no sewer, no asphalt, no public lighting, overgrown weeds, and deteriorated access roads in that same area would effectively mean shutting down their business and losing their livelihood.That’s a power inequity where the government can obliterate a small business over paperwork.

You can increase rents with light renovations, or improve expense efficiency.

The next things I’d dig into are tenant quality, age of major systems, and whether there’s any upside (light value-add, rent bumps, etc.)

Start with a light‑to‑medium rehab you can manage, build your core four (agent, lender, GC, PM), and add a contingency line so surprises don’t sink the refi.

Lighting and fans matter more than people think.Swapping in modern, quiet ceiling fans and warm LED fixtures instantly makes a place feel higher-end.

Yes, good idea, but it's all car washing, hour long showers, etc.