Metro Atlanta, generally speaking, respective markets 30 to 45 minutes from the City, will be tight on cash flow unless you implement a creative investment strategy, such as short-term rentals, medium-term rentals, or rent-by-the-room properties, or allocate at least 30% to 35% towards your downpayment if you intend to hold the property as a long-term rental. 

Get a gander at your competition and see what they are offering and take it up a notch.You might check Fiverr or TaskRabbit (not sure for interior designer) and see who is out there.They should be able to help you out remotely and without spending a ton of dough.

Consider starting small by house hacking a single-family home, renting out rooms, or adding an ADU if possible.

Quote from @Aaron Wolman: I would call the companies (gas/water/electric) to get estimates, or an estimator out there.

I cant speak for what this seller will or wont do, but my suspicion is that an offer accompanied by a balance sheet or list of collateral and not liquid funds wont fly - it wouldnt with me. 

Its enough to find out whether what they own fits what you want o you know whether you want to pursue them or not.

When it comes to managing your mortgage, most homeowners are familiar with refinancing as a way to lower monthly payments or take advantage of better interest rates.

It's worth investing a few minutes or few hours finding out when so much is on the line. 

Financing must be through non-recourse loans, and you must avoid prohibited transactions, such as personal use or self-dealing.

Which of the two scenarios are we talking about: Subject-to or Owner-financed wrap?