I put around 22K for a 88k property and should cash flow around 150/month.....I am based out of CA so all my research was online...so would love to hear about your foot on the ground research in atlanta......let me check out athens....

The bottom unit is about 900 square foot, I'm not really familiar with how to calculate what the rehab would cost.

It is a 4 bedroom, 2500 square foot, 1 1/2 bath home one block from the school. 

It’s great deal at $37 a square foot and in a great neighborhood.

My experience:  (1) The life expectancy of carpet in a rent house could be a short as 6 months or 1 year, (2) in an attempt to harden and tenant proof my rent houses, I use a lot of vinyl and wood laminate plank, (3) Vinyl or wood plank lasts much, much longer than carpet and (4) the prices quoted to you for vinyl or wood planking in the Houston area seems ridiculously high for a standard size (square foot) duplex.

I just paid about 9k for a 4k square foot 2 story 4 unit for a new roof, so I think I exaggerated that for a small single family house. 

I would really like to know what exact rehab is not just a sq foot number, roof, plumbing, electrical, well, septic, kitchen,and foundation. 

For example, if a buyer is offering $200 per square foot and the medical condo is 2000sqft (as detailed on the city records) and there is a 13% ownership in "common elements/common surplus/shares in common expenses"... is the purchase price based on the 2000sqft and the common space is just included as part of the deal or is it based off of the 2000sqft plus the 13% common space?

I know this market is pretty hot and I get a lot of ooohs and aaahs from people in the neighborhood that have wanted to come in and see what I’m working on, but I don’t want to shoot myself in the foot and have a house sitting on the market longer than necessary. 

Vulcan, for instance, won't touch condo projects with a 10 foot pole anymore.