That's much further than most ever get.Have you read Coach Carson's book, The Small and Mighty Investor?

I work 40 hours a week usually from 4pm -12am.

If you could shadow someone a little this would be better than any book.

I have a couple questions —1.

Deduct NEW property taxes after you buyDeduct home insurance costsDeduct maintenance percentage, typically 10%Deduct vacancy+tenant nonperformance percentage(we recommend 5% for Class A, 10% Class B, 20% Class C, good luck with Class D)Deduct whatever dollar/percentage of cashflow you wantNow, what you have left over is the amount for debt service.Enter it into a mortgage calculator, with current interest rate for an investment property, to determine your maximum mortgage amount.Divide the mortgage amount by either 75% or 80%, depending on the required down payment percentage - this is your tentative price to offer.If the property needs repairs, you'll want to deduct 110%-120% of the estimated repairs from this amount.Be sure to also research the ARV and make sure it's 10-20% higher than your tentative purchase price.As long as the ARV checks out, this is the purchase price to offer.It is probably significantly below the asking price.

Refrigerators aren’t typically expected in Texas single-family rentals, and it may be the same in Georgia.For other appliances, buying new is usually the better choice.

Would be more than happy to see how I can help

There are 9 x buyers for owner occupied houses than there are investor buyers. 

We value building deeper relationships with investors with whom we align perfectly rather than having superficial relationships with everyone who wants to buy. 

Also for a BRRRR in general to create enough equity to refinance out your money and create a cash-flowing rental you usually need to start with a VERY distressed property and do a significant rehab.