If not for you and you prefer the traditional route, I would explore potential "up and coming" markets such as Acworth, Cartersville, and Douglasville, where the price-to-rent ratio is a little more favorable, and growth is apparent.

After explaining a couple of options he told me he would rather just partner up with me and be the money partner and I would be the operating partner.

Some investors thrive in these situations, while others prefer clearer paths to ROI.Before proceeding, consult with a real estate attorney and conduct a title search to uncover any surprises.

They can give you more insights to accurate rent, tenant preference and etc.

There are others but those are some of the more recent ones I have talked to (in the last couple weeks) that had the best offers.

I personally did a couple last year that I self furnished and self manage while working full time.  

Cash for keys is definitely the best way to get people out in the day when I was very active at court houses steps cash for keys was by far the best way to get folks to move and bad tenants in a state with bad eviction laws to me would be the preferred method. you simply pay them when they are leaving the house not before.. that works fine and you give them more than 1k .. you make it worth their while..

Their might be some wiggle room if what is being collected comes in over the market rent however for the most part the market rent would be the preferred guideline and any deviation from that would be up to the lender that you are working with.

What’s your preferred property type, and how did you decide on it?

Moreover, it allows you to set the terms of the lease agreement according to your preferences, which can help prevent misunderstandings and disputes in the future.