If you do it right, the returns are better and you have control, meaning you can refi, sell or hold in the time frame you choose.  

Atlanta has a high entry point and the antiquated houses that will make for those great investments with the 150K+ deal spreads are largely controlled by the wholesalers. 

Decreasing jobs and decreasing population means you won't need rent control.

@Leo GregoireTo answer your question directly about cash for keys:In rent-controlled states like California, you can sometimes pay 10 to 20 grand a door to get them out.I have never had to go this route before.

If the crime is so bad and the homeless is out of control along with the chickens, why is the rent still so high?? 

It’s got some termites, that I will be signing a pest control company on to do treatment for.

Situation was beyond my control.  

@Heather FultzCondos can have the advantage of the maintenance of the outside taken care of but can run into issues with HOA and restrictions on STRs that you can't control. 

Holdover tenancy is addressed by a significant rate increase for every day (I use 150% of market rent as that seems to be a reasonable enough number that a court would allow + costs associated with their refusal to leave) and I have wording that if I can't turn over the unit for any reason outside my control, I'm not liable. 

They are out of money or the banks are going to take control of the buildings and nothing is going to happen to them as they are getting their pound of flesh while the stakeholders are getting nothing.