@Amy Lemaistre, I'm surprised to see that no one has brought this up yet.

FEMA changed the flood maps a few years ago and took some by surprise.

If you negotiate deals that have a 50,000 or more profit margin you have more room for surprises. 

Reach out to someone you may be pleasantly surprised that you can still get a loan that way. 

The LLC will need to have an EIN, surprised it does not have one already.

The rehab budget is a bit tight and we want to reserve our contingency for any other surprises.  

Most of the cash-on-cash returns I'm seeing when calculating even modest management fees and repair/reserve stowaways seem to be consistently in the 4-6% range for COC, and that's assuming no big surprise expenses that affect cashflow. 3b) Even 50 miles outside of Atlanta like Dawsonville, Cumming, Matt areas are expensive for a modest home in areas that have room to grow and don't suffer from being a food desert (you know what areas of the city and metro area I'm talking about).

I’m surprised people are actually trying to help you here.

BP has another forum section for reviewing companies, you might want to cross-post.This doesn't surprise me given they first reached out to you with a marketing email.

We have one in Surprise - bought it 11 years ago - and love that area, but believe we are priced out of that market right now and wanted to explore other Arizona areas that may be up and coming.