When I looked at PPR's notes, PPR had second liens, and I wanted firsts, and it seemed like their inventory was fully priced. 

Is $3500 a fair price for the treatment?

Most on-market deals will likely not fit your investment criteria unless you allocate a substantial downpayment, often at least 30%-35%, or negotiate a price reduction that fits your requirements.Furthermore, while this is not the case for all metro ATL markets, my team and I typically see that a solid portion of the small multifamily space is comprised/orientated in neighborhoods of other small multifamily properties.

Mostly class B because the purchase price is accessible and still profitable. 

The sooner you can send offers out and get a deal in contract and past inspection at a price that works it will put you in a good position once that subject property closes.

There's a lot more competition than previous years, and prices are high.

Over time, I have go to staples and with resources like Minoan, I've brought the price down a bit.  

I like strong MSA's, high rents, & low purchase prices, to maximize cashflow & cash ROI. 

And what is your price point?

My goal is to buy one rental per year with price between 150k-250k for the next ten years (if i get to keep my job).