It seems like I need to be sitting in at least $40k to get started as a new investor or partner up with an investor who has the money to bring. 

Personally I am not a fan of sitting on a lot of POH homes for sale at the same time. 

That's the bigger question you guys need to answer providing you sitting on valuable equity or have the means to make the property function as a LTR.

I'm seeing renovated inventory sit, then trade well below list in a large portion of the ATL metro. 

Often times we have deposits sitting in checking earning nothing waiting for bills and these deposits from business are now lowering your daily balance- or high income W2 earners seeking a way to put every cent they have available to be put to work against their mortgage, prior this strategy didn’t have as much merit since rates were so low in 2020- mid 2022 but lately with short term money getting 4-5% returns its becoming even more effective

Meanwhile our applicants and messages from dozens of interested renters are sitting there, maybe erased.  

The only thing I can do to help justify it is that now with income in the highest tax bracket, I am saving 37% on any depreciation I can get.Will someone either wake me up to my new found delusions or encourage me that I am still on the right track.Buying rentals that don't cash flow is like buying a bike with two flat tires and no seat to sit on, then trying to ride home from the grocery store with a back pack of groceries on your back.Will it eventually get you there?

Fixed it up and is now sitting on some decent equity :)--Joel

We really need to sit down with an experienced RE CPA. 

I finally found another duplex a few towns over that had been sitting for a while, it was badly advertised.