Should we put them under contract and have the seller offer to buy the foot of land being encroached or offer less and offer to purchase the land myself?

Triplex (two structures) with a large foot print. 

Also, I was thinking to get my foot in the door I would start with a 1 family home, within the 80-120k range.

Start off on the right foot, and it will make your marketing campaign and acquisitions process so much easier.

Thanks, That doesn't sound illogical for the actual mapping process costs from Civil and city fees - I haven't done a 34 unit mapping project, but everything I've experienced suggests costs are less than linear as number of units increase.I would doubt that $100k budget includes right of way or utility work.Does that $100k include legal fees associated with HOA creation and establishment?

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.