I'm not from the area but, to start with, I tried to pull up some of the stats on building/growth rates in the surrounding suburbs of Atlanta, but to no avail.

Yes, you should understand how fees and structures work but if your mentality is these sponsors are greedy then I highly recommend you read Harv's book and re-examine what you think.

I've been using crime stats to get a lay of the land, and it's amazing how many decent-looking places are in war zones. 

Account Closed  Your number 3 stat is off.  2nd home mortgages are not 2nd liens.....these are vacation or investment home mortgages.  

We actually have an active investor group, with many other wholesalers, flipper and landlords, that meets the second monday of every month at grata (70th and A st) at 7-9 pm 40-60 people show and there are alway great speakers you guys should come it's this monday the 10th.

@Sam LiuOut of stat e investing is, of course, a very bad idea...

We have contracting backgrounds and I have a business/accounting/fraud examination degree.The sweetest part is that it's only 7 miles from my house and it's just the size I was looking for. :)

Have you seriously​ examined what the margins look like for property mangers?

You should examine your Mortgage docs and check with your Attorney to make sure that they will allow the transfer. 

Let's examine the options you have:1) Keep the property: this means you are paying your tenant $80/month to live there while you stress out about fixing the house up constantly.