We are technically in the county (McLennan) which gives us somewhat more flexibility in terms of what we can do with the land (unrestricted zoning).

What’s some good areas to buy in terms of long term or short term rental in atlanta area ?

Similar plans as above, but obviously will have an opportunity cost in terms of lost equity in any future properties for 2 years time, and lost cash flow.

When evaluating new properties, when you underwrite expand certain line item like tax and doubling insurance coverage.That being said, I'm not sure where you stand in terms of net worth.

I question if in low cost markets how feasible it is to achieve a value add 2 times the cost of the value add.BTW 2: where do you think Ohio ranks in terms of RE owned by investors? 

Can someone with a lot of experience in TDs and stock-index ETFs compare these two investments in terms of risk-adjusted returns?  

Returns are heavily based on how levered you are. 20% down performs better than 30% down in terms of overall return.

They tell you what the market is “pricing in” in terms of rate cuts.

In terms of doing a house hack, you likely will want to do a 5% down loan or something similar.

If the class of neighborhood is C or D, this will be more difficult/ In terms of getting better bang for your buck, usually the strategy would be to buy a little beatdown home in a nice neighborhood, as this tends to get you a higher value once you put a bit of work in.