Quote from @David Young: My wife and I are new to this and are saving for our first property our goal is to start looking for properties in November 25, we have a couple questions, would it be wise to invest out of state for our first time investment (we do plan on physically going to see the properties to potentially invest in) ? 

Try a couple of free trials and see what clicks for you.

I've purchased a couple of my investment properties directly from property management clients who decided to sell. 

Send me a PM and I'll send you a couple of examples of what is on the market outside of Atlanta so you can run your numbers and see if that fits.

The ADU is a good idea for property maximization, but unless it has a separate driveway, it will push your rent in the main house down some because then you aren't renting a single-family house on a lot by itself.

Previous owners converted basement space into livable space (kitchen, shower, bathroom), but it does not comply with legal ADU unit standards (one separate entry, 6'10ft ceiling).

I've taken a couple webinars but dont remember a whole lot. 

Keeping your cash flow separate is smart, but you might as well make that money work for you.I’d look into a high-yield savings account or money market account—at least you’ll earn some interest while keeping it accessible.

Remodel while the property is still in your name to increase its basis, which can reduce future capital gains taxes, and take advantage of the capital gains tax exclusion if you sell within three years (up to $250K for single filers or $500K for married couples).

Maybe a policies and procedures binder doesn't seem like an important thing with management of a couple of duplexes.