You need to make sure although you like GA as a state that you have realistic return expectations and area availability within the state for your price point.

Basically completed just needed some clean up from construction, so to be expected. 

Sellers who resent paying 20 or 30 grand in commissions on houses they may be making 100k or more on are ridiculous, as are buyers who expect the world for nothing. 

We have two kids in daycare etc so our savings rate is still good, but we both work from home and the nursery is a shared office as we outgrew this current house faster than expected so we are trying to move by the end of 2025 at the latest.

This is because they didn’t budget properly and rent wasn’t high enough to cover actual expenses (repairs and maintenance, cap ex, vacancy and loss, tenant damage and turnovers, etc don’t expect to have any money left over after all of these expenses are accounted for if the rent is less than $1,500/month). 

I know that in different areas you can expect different returns in cashflow and appreciation.

Given your background I expect you to be pretty disciplined in that task. 

How do you handle situations where ARV comes in lower than expected?

There seems to be a belief throughout this thread that its alright for a city employee to come onto your property and simply lie about item after item and then send a written agreement in direct contrast expecting you to sign and return it.

Something I never expected to be apart of.