I assume you are asking about buying the property itself.

for me  a handful since early 80s  now in those days I was ONLY buying land that had owner contracts on them. 

I am buying it furnished. 

Hi Jonathan, what is your buying criteria in GA and what counties are you looking to purchase in?

If you end up in Cleveland you'll want to read The Ultimate Guide to Grading Cleveland Neighborhoods to give yourself an in depth idea of the market.

-are you buying with conventional or DSCR financing? 

Buyers don’t care if you shelled out more on the rehab, if you’re priced too high, you’ll end up sitting on the market way longer than you want, driving up holding costs.Lastly if your buying on market, REO or Corporate sellers are dominating and not as willing to negotiate as owners would.

Otherwise, the tenant will make excuse after excuse to buy more time as they fall further and further behind.To find an attorney, suggest you visit your local court and lookup the landlord-tenant docket to ID attorneys with the most cases.

- The market is in a little bit of a lull right now (buyers market), its a great time to buy, but slower time to sell (my primary business is flipping houses) I can supplement my flipping business by providing project management services/consulting, helping investors find discounted properties, etc. etc.

@Tove Fox hope you find this copy & paste useful:)-------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?