Atlanta is a strong multi-family market with a diverse economy, a growing population, and increasing demand for rental properties.

Increased housing inventory as new developments hit the market.2.

I made the mistake of letting someone get in one of my first units that was a bit off the 3 times, they were great tenants very kind and enjoyed their stay and experience with me, but could not afford it when I increased the rent on them, which is something you will have to do because of rising insurance/tax costs.5.)

The only two ways to rectify this are (1) purchase the property far below market price or (2) significantly increase the property net income usually through some method of “repositioning”. 

In the City of Austin, we saw a 6.5% increase to $575,000*Total sales increased 2.5% in the metro.

I recommend you do this annually to adjust for utility increases and other variables.

Assuming you go the HELOC route, another option to reduce your costs assuming you have decent credit is to look at credit card balance transfer promotions.Back in 2003-2004 I had HELOCs on my investment properties and interest rates were increasing.

Quote from @Cameron Moore: Exactly. 15 years ago, I noticed an increase in owners using insurance to pay for a replacement roof, usually to sweeten the pot during a sale.

Do the schools have increasing or decreasing student enrollment?

so would like to start building our portfolio in a State that has consistent appreciation with room for rents to increase going forward."