There are some other dynamics that also will likely play a factor in making the situation great for investors...such as runup in home prices and interest rates probably created a permanent renter class of society. 

Construction loan through a hard money lender - where your purchase price and rehab budget are factored into the loan, this will give you the highest cash on cash return2.

It is possible to be successful in either - it depends on your skillset, your goals, your time and many other factors. 

You will be within close proximity to the University and approximately 5 minutes driving distance from the main city area, which also includes the hospital (could be good maybe for a medium term rental if close enough for travel nurses). 

Here are key factors to consider when searching for a reliable broker.A good private money broker plays a pivotal role in facilitating real estate investments, serving as a bridge between investors seeking capital and private lenders willing to finance those investments.

With real estate investing this again becomes hard because every time you take out a new mortgage it drives your average down because it's a new account. 

Since yours is only water and heat I would recommend you charge 50% and lower the rent cost rather than factoring it into the rent price.

Commute to Atlanta: While Griffin is just a 45-minute drive from downtown Atlanta, it may not be ideal for those who need to be in the city office every day.

Try to stick to under an hours drive per team. 

And the size of the duplex and bed/baths depends on the size of lot, location, and what we best feel would rent best and all the other factors.