I'd rather leave $25 per month on the table than deal with the vacancy.

(I have a girlfriend who doesn't want roommates so buying and renting the rooms is off the table and of course we need to be on the same page.)  

The table didn't include the "organizational cost" or the management fee, but in the "Confidential Private Placement Memo (50 pages) : they listed it as  $35,000 and $15,000 respectively.

Your argument is like stating you shouldn't have any amenities, arcade games, pool table, etc.. because a guests may spill stuff on the arcade machine and ruin the circuit boards or a guest tears the felt on the pool table and the next guest is not happy.  

It's like sitting at a black jack table happy that your friend just lost $500 so you can tell him that the house always wins and he's a moron. 

Those I work with also make my projects a priority which is something good GC bring to the table as well.

Looking at your current scores and income it would not be feasible to rent anywhere in Metro Atlanta or purchase so that option is off the table.

Quote from @Ben French: Is anyone here familiar with note investing in Canada, specifically buying non performing notes (ideally in large metro areas)?

Best bet starting out is to partner with a GP who can bring some experience/track record to the table.

Did you have to bring 100K to the closing table before seller gave you a note or the seller is on LLC with you for now?