Please make sure to look up the public reputation of any company you are considering working with.

I'm hopeful that Phoenix's reputation for being landlord-friendly, particularly regarding evictions, is as reliable as I've heard from others.

Where can I get reputable and fast financing in Georgia?

People google everything including the reputations of people and businesses.Attending in person REIA meetings and classes is a great way to network and learn more about how the investors in your area are doing business.

I am open to exploring lending options from reputable institutions or negotiating favorable terms with the owner, including the possibility of owner financing.In terms of financial readiness, my wife and I, both employed off the farm, collectively earn approximately $100,000 annually.

@Brian Willie if you work with a reputable PMC, they should be following all the state and local legal requirements.

First, I assume the encroachment was identified by a reputable surveyor and not by eyeballing what are believed to be the property lines.Next, in my experience, encroachments like this are not uncommon, particularly if the improvements were constructed some time ago and 6' is not that much as things go. 

Also any reputable lenders able to lend on property than investor credit?

NEVER ever send a lender money in advance other than maybe a small deposit like 100 or 150 bucks to run credit etc.. and then most will have you pay for the appraisal directly.Really was a waste of time and money.I am thinking of always getting a title company/attorney or reputable entity to act as the median between me and the contractor/lender in every future opportunity.Honestly, I was overzealous looking back.

Find a reputable real estate attorney.