Most on-market deals will likely not fit your investment criteria unless you allocate a substantial downpayment, often at least 30%-35%, or negotiate a price reduction that fits your requirements.Furthermore, while this is not the case for all metro ATL markets, my team and I typically see that a solid portion of the small multifamily space is comprised/orientated in neighborhoods of other small multifamily properties.

Investors love seeing a solid return on investment. 

There are actually some solid markets with reasonable points of entry in upstate NY from my understanding.

I'd issue a notice of non renewal, do the work that's needed to get the property rent ready and find a solid tenant that will help you get to your goals. 

Quote from @Jason Malabute: Thanks Jason for the response. 

Thats a solid deal!

From what you've said, it seems like an AITD could work if the cash flow on the equity is solid and better than a typical single-family home.

They’ve been solid investments, with rising rents and property appreciation, but over the last 2 years, skyrocketing HOA fees and stagnant value growth have reduced cash flow.

Make sure every investment is solid and that you know how to manage them well.

I’d be happy to connect and share ideas on building a solid plan, like assembling your CORE 4 (agent, lender, property manager, contractor) to help streamline your journey.