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. 

Our long term goal is to purchase and move to a remote ranch and for me to be able to quit my job around 40 years old.

But yes long term I am interested in buy and hold single and multifamily. 

Leverage magnifies return. 3) The effort involved in adding an ADU is comparable or larger than a rehab associated with a BRRRR.

If you want to remain a landlord I'd hate to take a tax hit and lose out on a property with a long term tenant that is cash flowing.

How I would go about it is bring a deal to someone ( a friend or colleague) that I knew had money, offer them the terms I have in mind and continue until I find one.

Say a "partner" comes in and it's say the unit is set, rent stabilized with a 3yr term. 

You might have to give up some income from the rentals but it gets you ownership of the park and time to fund long term financing.  

You will need to continue filing a MO tax return even in loss years.Given the complexity of passive losses and state tax credits, consulting a CPA can help optimize deductions and ensure long-term tax efficiency.This post does not create a CPA-Client relationship.

I realize these are already very good terms, but I thought I'd check what is possible.