My in-laws loaned us the total purchase price minus $5,000 on a 3% interest rate.

As I'm sure you're well aware, the small multifamily space in metro ATL is competitive despite current interest rates. 

What is your current rate and what are you being quoted?

I am now 29 and wanting to grow at a faster rate- and also ensure that I am making smart moves, rather than just grasping at whatever a bank will give me.

Fannie/Freddie (Conventional) loans aren't just about rate and transfer taxes. 

I will provide some thoughts on the San Diego purchase- virtually all high LTV mls purchases since rates started to hike have negative cash flow at purchase- historically great appreciation- historically great rent growth but recently flattening- prop 13 is great benefit for long holds- laws keep getting less LL friendly.

I like the space as this is pretty fragmented vs MH, so cap rates seems to trend higher. 

This ensures that any payout for damage or liability can be processed more smoothly, and it can help protect your interests if something happens on the property. 

"District South was financed with a fixed interest rate construction loan from our partners at First Financial Bank NA.

However if it is a larger property I comp it like I do a commercial property with a cap rate and with cash flow.