They sound great so trying to figure out what the real downside is and why investors don't always go this route? 

My capital has been ready for about a year now, but I’m still trying to figure out exactly where to invest within ATL.I’m specifically looking for Class B properties with strong cash flow potential for a BRRRR strategy, but honestly, it's been a bit overwhelming to narrow it down.If any rockstar agents have suggestions or know of properties that fit this criteria, please ping me!

IE if you are wanting to wholesale which I don;t reco today, its too hard, you want a list of high equity owners BUT BUT the value is in figuring out a source of stress, a reason why the owner is on the virge of wanting to sell. 

I was excited to get started so I figured I would try to stretch and make that work. 

Since I was born and raised in Phoenix, I figured I'd start there. 

I have an incentive of $25,000 for going with the builder-specific lender, and I'm trying to figure out the best way to utilize it.

They actually will usually automatically send it to you after you close and they figure out it's a rental. 

I'm still trying to figure out the best strategy - keep affordable or transition to market rate.  

His story was, he failed in business 2 times and figured it out on the 3rd go around. 3billion later i got to take a picture with him.I also failed 2 times.

Extensions are likely granted, if needed.You will receive $3k relocation assistance at the end ( unless you have other liens, back due water/sewer/HOA etc. ) You can also stay in the home until the sale closes, which gives you at least a few months payment free to be able to figure out where you will relocate.