-----------------------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Warner Robin's is another great market...there's  an airforce base and it's in close proximity to Macon which makes it ideal.

Their solution was for me to take over ownership of not one but five homes from Jeff's portfolio, all of which I had sold him and subsequently leased.Despite my being patently unfinanceable, the bank president placed a bet on me because I knew the homes, I knew the tenants, I knew what I was doing, and I was rabidly hungry.

Looks like you have some good options in front of you @Martin Phinney.

ask questions.also, you have to have money to invest. 

Are you in the Atlanta Market?

If you really want to get rid of them, sweeten the pot by offering to return their deposit after you verify the unit is empty with no damages. 

With the exception of building a trailer on the property (these are hard to finance), this sounds like a good plan AND if you are using it for your business AND your business pays more than 50% of the rent (if you have more than 1 tenant), then this is a more financeable property in the eyes of banks and credit unions as it would be consider a commercial "owner-occupied" property. 

Which part of Italy? 

Could/would Mom be willing to add you to title and you both sign for a mortgage, once renovations complete?