He did recoupe what he invested luckily but I suddenly realized their system relies on the buy ins of both parties which means if you have to deal with shady contractors, thats just how its going to be.

Accuracy may vary

Not to say you won't run your own numbers, but just saying wholesalers cannot be relied on.  

Hey Vonetta, Unfortunately the problem often with having a property manager, manage, or even try to find one for a SFR is vary hard to do if not almost impossible, and if you do they often just won't care very much due to it being such a small profit.

Or do you rely on the buyer in the area to assess the damage and modify the offer accordingly?

As an investor-focused real estate agent, I can assure you that there are areas in Atlanta that can vary block by block.

I believe the biggest obstacle you will face is the need to rely on a 3rd party builder for a 4 unit building.

the main risk for those you mentioned is Reputation and I think investors especially heavy BP followers rely on reputation bias quite a bit.

Like most would say on BP, It takes hard work, good due diligence, and a decent amount of risk tolerance to do well in this business (mileage may vary). 

Set up will vary depending on a number of factors.