In general Kennesaw is a good location for buy and hold investing, good schools, good location relative to highways and Atlanta Metro, and a stable economy.

Corp. established that a South Carolina court has the right to force the seller to foreclose, sell the property at a judicial sale and return proceeds in excess of the buyer's outstanding debt to the buyer, thereby preserving buyer equity.

That's just the normal my-way-or-the-highway binary talk on BP.For many value add investors, selling and redeploying capital into the next project maximizes IRR. 

I contacted previous tenants and told them I rented the unit, but there is an outstanding balance due to (unit being vacant) between them moving out and new tenant moving in.

That may be rehabbing them, taking care of past bills that the current occupant may not be able to pay or settling outstanding mortgage debt.

We put it together every 4th Wednesday. https://www.biggerpockets.com/forums/521/topics/64...There's also a local REIA group that meets regularly... http://www.rei-nwa.com/ @Ryan Blackstone and @Michael Ward are both outstanding realtors and investors in the area and they would also be good to network with. 

Beachwood also has easy highway access.  

Her outstanding mortgage (didn't give specifics but I estimate it's around $150-160k)3.

Would I be able to refinance the HML if there is a 2nd note outstanding with to the seller?  

Outstanding, congrats!