(And, beware of promoters that are selling captive insurance as a tax-shelter; not saying that they none of them provide the purported tax benefits - just that you need a captive insurance tax expert help you make informed choices.)

I will say that i get very anxious when I read folks recommending folks put their hard earned down payments in lower quality areas with low cash flow and equally low appreciation where the investor is far away and has zero control over their investment  it makes zero sense to me   I have a lot to learn still but I always analyze my assets and try to make the wisest choice and sometimes that choice is doing nothing..

So, again having a funding plan is important from the get-go because the choices you made already basically negated this option I believe.

I can be pretty level headed when solving someone else's problems that have zero financial and emotional investment from me.And it's nice to talk with someone who is objective in this situation rather than make choices based on my emotion.

From what i see most people who use FHA do so by force, not by choice. 

I'm relieved, but surprised Hobbs hasn't pushed on the "giving restriction choices back to local municipalities", as that was a big part of her campaign platform.

The specific state can play a factor in your choice.

Cleveland is a great choice if you are looking for cash flow rentals.

Since you are investing at GA I assume maybe Savannah or smoky mountain are your primary choices. 

You do not have any other choice, hire a PM co, Good luck