I am about to do one of my first ground up construction projects with the intent to rent in the area of Athens a little further west. 

Better yet, encourage her to make a clean break....perfect time for a fresh start.Also townhomes are rarely a good investment vehicle. 

I would love to secure my first property by end of Q1 this year and another sometime in the Summer around August.

Landlords mistakenly ASSUME all PMCs offer the exact same services and operate the exact same way, so price is the only differentiator.So, the first question they usually ask a PMC is about fees - instead of asking about services.This also leads them to ASSUME simpler is better when it comes to management contracts.

Any advice you would give to someone first starting out?

I come across SFR in other states from time to time direct to seller. 

And back to your earlier post, yeah Bee Setups saw my original post too and asked me several times to take it down in order to receive a partial refund.

The great part about contacting the CDC directly (and a large one such as TMC) is they can make referrals to banks that would be interested in your project (i.e. banks that have been actively doing SBA hotel loans)...rather than you having to chase down the bank first, which can be very difficult.Regular commercial lending requirements are applicable (will vary by bank):1 - no bankruptcies2 - no foreclosures3 - FICO > 7004 - net worth >= loan amount5 - post closing liquidity >= 12 months of P&IIf this works out, you are going to be glad that you made this post.

Yearly increasing costs will, in time, eat up any profit they have per unit.

Just hire a full time lifeguard .