Larger banks are normally better for SBA loans, because they have more personnel and can have someone specialize. 

The house I bought was a special case and I went it expecting negative cash flow. 

You are mentioning highly sought after parts of GA.I do commercial real estate over 20 years now specializing in NNN properties.Don't expect monster cash flow here for residential.

So wtf is so special about 180 units then?

Listen to your elders and network and attend meet and greets, but don’t pay for special attention. 

Aloha Dan, I specialize in all things VA lending.

Trying to explore if there are still pockets in Nova where the returns make sense, given the high prices.Nova is extremely low risk, which is why cap rates are so low, the issue I honestly see with nova right now is the cap rates are often times below what you could get in a bond, and leverage is hurting you right now, I wouldn’t say I Would recommend not investing in nova or investing in high risk market, but personally I’d rather get something in the 5-7 cap rate range and take on slightly more risk to do so. 

Went to a sheriff sale with one property in mind, bidding started at 50 k and I was prepared to bid 75k max - I was fairly sure that no one would bid anywhere close to that amount because it was in a neighborhood I specialize in, and the value to me would be higher than to the average investor.

Balloons coming due with higher interest rates, China market, China production, Manufacturing production moving back to the US, Worker shortages, Workert pay hikes, Ukraine/Russia food and fertilizer misses, Oil prices increasing due to the OPEC Q1 production curtailments in place, Houthi issues, Panama Canal Water issues, Illegal immigration impact (buy one of those office buildings and rent for $10mm per year for Illegal housing, take advantage) social benefits required, Climate change believe it or not- Buy or sell into that thought process,  US politics, Baby boomers leaving workforce and needing more benefits, Baby Boomers moving from Stocks to Bonds,  etc.I agree things will get worse, but that means more investing opportunities. 

I still see a lot of these wholesale fee's in the deals I fund.. since I specialize in the sub 200k or low balance deals in the mid west and rust belt..