I will drive by the property today to check on things.

I'm looking to connect with an investor-friendly broker who has deep knowledge of the area and can identify cash flow-positive investments that yield solid returns.

Also, they're buying it just over a 5% ( noi 3 / 58) cap rate and planned to sell three years later at the same 5% cap rate, with the largest influx of new Class A multifamily to the Atlanta area ever in the next three years to compete against this Class A property, which should only continue to drive down rents or prevent NOI growth at the least.

Auto was the driving industry that supported Detroit. 

Actually start in the deep end and begin working on the projects (flips, brokering, wholesales, etc.) that you're wanting to do and you'll notice that you'll find your team along the way.

I have cut out all music and have been listening to the podcast and audiobooks for the past week while I drive for work trying to gain as much information as I can.       

Your standards need to drive the property management company. 

It definitely depends on a lot of factors - where non-QM is generally going to be about 0.5%-1% higher in rate, but can be more than that or even lower than conventional with some more options - one in particular is if you did a longer prepayment penalty period (5 years - at a descending penalty structure or even 5% all five years), then that could drive the rate down even significantly lower than the conventional alternative.

We want to delve deep into one city first before moving to another.  

I had to have my wife drive so I can work on my laptop.