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. 

Schlage lock and Wink Hubhttps://www.amazon.com/Schlage-Connect-Touchscreen...https://www.amazon.com/Wink-Easily-Control-Device-...FANTASTICWink hub makes your home a "Smart Home" and the Schlage lock allows you to personally enter codes.

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

Rent Controls are to CONTROL, that is ALL, full-stop. 

@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.