So we're now waiting on a $1.2M triplex in Atlanta that's being prepared for market or a commercial 7 units building that the owner decided to upgrade with 2 leases expiring before selling.

My only hurdle is the fact that I don't know the Real Estate Investing industry that well, so I don't know where or how to find the right documents for my wholesaling transactions.I've began generating pre-foreclosure leads, which I am able to filter out just ones with high equity, owner occupied, and no auction date, yet.

It was not easy, since without having my property under contract I had trouble getting a property owner to sign a sales agreement with me.

As a property manager handling short term rentals, we would have the owner replace but long term rentals like the one I'm staying in, it requires the tenant to replace the filters.

And it can be done there locally.When I was active in Jackson there was my company and another called SIF one of the owners was married to a local doctor if I recall. 

I know from the a deed recorded last month that FreddieMac got house from foreclosed former owner for 180k.

In this case the current financials on the property aren't great(rents well below market value and the owners family living in several of the suites) so the lenders will likely not provide the funding based on poor NOI.  

Also, logically speaking, for whoever the owner/developer of the project is, they have much more risk involved and should deservedly be the ones with the profit to gain. 

Many places only allow utilities in the owners name.

Are you paying any utilities as the owner, aside from water and user fee?