I have my dad’s house (he passed 2 years ago) and am wanting to rehab it & rent it.  

That leaves me with 2 houses, both rented but one of them needs to go too.All this is close to the end of a dead end street.

We've rented out some of our best investment properties (New Construction/Turnkey) to Sec 8 residents, and the rent guarantee always helps in achieving consistent cash flow each month.

I inherited a property with two tenants who don’t pay rent.

Metro Atlanta, generally speaking, respective markets 30 to 45 minutes from the City, will be tight on cash flow unless you implement a creative investment strategy, such as short-term rentals, medium-term rentals, or rent-by-the-room properties, or allocate at least 30% to 35% towards your downpayment if you intend to hold the property as a long-term rental. 

Since comps are limited, analyze similar nearby locations to estimate demand.When pitching investors, focus on a clear business case: expected income, expenses, occupancy, and ROI.

When evaluating a property management company, it's important to look beyond just the management fee and consider the full scope of services and costs involved.For example, at our company, we charge a 10% monthly management fee, a $250 lease renewal fee (unless it’s a takeover tenant, which requires additional effort to establish a strong relationship - because usually people are changing pm companies for a reason), and the first month’s rent as a leasing fee.

What would you say to the first time investor looking to buy, rehab, rent, and refinance in Dallas?

The fact you brought this up on this board with this situation tells me that you are fairly new to renting by the room.  

Quote from @Alex Spivey: I want to start renting as soon as I can so does anyone have adviceYou want to find a place to rent and occupy, or you want to buy an investment that you can rent to others?