The landlords are footing the bills.

As a Canadian, I can invest there but wouldn't with a 10-foot pole. 

That is pretty much what is keeping me from getting my foot in the door right now so I am just continuing to save, learn and search!

My new AC unit was stolen right before the tenant moved in - thieves climbed a 7 foot fence (get a cage for AC unit).

Definitely.Trying to go OOS for your first REI deal is a bit like trying to surf a monster 100 foot wave before you've learned to swim, or trying to ski a double black diamond for your very first run.Fortunately, there are simpler strategies that are much better suited for a first time RE investor (house hacking, specifically).

They're both reliable options with good flushing power and low water usage, which is great for a rental where you're footing the water bill. 

Look around and see cost to move in 6 to 10 foot white pines.  

This was an all cash deal and did not manage to purchase a mortgage to my foot in the door.

Ideally, I'd like my first few projects to be local to me in Atlanta/West GA/NW GA market as I get my footing but am flexible for the right deal (out of state or more south/east of Atlanta which I know investors are loving right now).If you are an experienced investor currently cash flowing 500k+ annually I'd love to hear your thoughts on my goals, pitfalls to avoid, strategies to employ etc. 

Build or buy a Self storage location and build a 1,200 square foot resident manager home for you to live in for $60,000.