Hi Shelly, I'm here in the Metro Atlanta area working as a agent/investor and I'm familiar all those counties.

I've been here since the beginning, or real close to, and am happy to help you navigate and learn the site.As for where to invest, it depends on your goals, your tolerance for risk, and how much control you want.  

The fact that you  already had two closings in your 1st four months is amazing.

Being a licensed agent in New York gives you a great advantage in finding and evaluating deals.

I recently came across 1 acre asking for 314k in a very good residential and growing location, so the current owner has added 4 manufactured homes with 4 electrical meters, 4 septic tanks and only 1 water meter for all 4 homes, the homes are sitting on partial slab and partial pier & beam, he also added 2 storage sheds approx. 380sqft with the intention to make them ADUs they are still only the shell so I would have to get those ready to live in, so currently the 4 manufactured homes are being rented and bringing in 2800k a month, 3 of the homes are needing some TLC which could increment rents and possibly get me at 3600k a month, also being a 1ac lot this still leaves about 12,000sqft of raw land where you could build etc.So that is on the good side now the things I did not like so much, the lay out is poorly executed to where it makes it looked crammed up and not professional but it could be fixed.Another is that in reality there is only 4 livable units so that qualifies under a conventional loan but since they're are 6 units on the property the banks are wanting to take it as a commercial so we would have to move out the 2 storage sheds out in order to close as conventional.Another concern, technically you are only allowed to have one manufactured house or single wide in your property according to what I know but I know it could change according to zoning which I will investigate, so my question is has all this been accounted for and if so how can I verify it so it wont leave me in a bind further down the road, I currently asked my agent for the appraisal of the property to see if that might verify.Any recommendations?

Closing costs + rent ready costs + lease out costs - those you need to be compensated for and new investors are always surprised that they can add up to 5 or 10 or 15K.  

I'm in agreement but I'm not entirely sure where I'm going to need to create the LLC since the property is no in our state of residence.Do I create the LLC in WI (the state the property is in) and pay for a registered agent in that state?

It does make me feel more comfortable as I know the are well as a Real Estate Agent.

Or real estate agents.

Next Step: With with sparkies quote, I'd get that quote over to sellers and with an amendment all written up ready for there signing giving me a credit at closing for exactly that amount.