Single families in the 90-120k price range and duplexes in the 130-180k price range.

I’m honestly not sure what parcels would end up fetching.I see some going for his little as 50k then others for a lot more in the area with seemingly similar characteristics.I think fixed up the house should fetch at least high 200k range but the home is right in the middle of the total footprint so if I decided to keep the home then I could probably only get three parcels out of the property instead of four.If anyone knows any good general contractors that can do end to end w the southern jersey area that would help.

The metro Atlanta area offers a diverse range of opportunities, and your focus on buy and hold or fix & flip deals in the single-family home market up to $250K all in sounds like a solid strategy.

Passing the Self-sufficiency test on 3-4 unit properties with FHA financing is truly a nightmare. 

What guarantee do you have they will carry sufficient hazard insurance?

Once you've accumulated sufficient reserves for the property in this account, you can then use the excess cash balance to sweep over to your personal account as profit distributions.The key here is keeping the entities separate. 

It's an excellent choice for targeting a wide range of renters, and its convenience and accessibility make it a perennial favorite.With your background, investing in any of these areas with a 1031 Exchange could be a smart play.

We (Banks) have to send like five "pretty please pay your loan or give us financials" letters, escalating in tone and threat before we actually apply any default rate (My covenants at my bank range from adding 4 points to the margin, to a straight 18% bump). 

Those deals are typically in the multi-million range and the loans are typically non-recourse which changes the profit at a lower percentage and it changes the risk as being non-recourse.

In my area designers are in the $120 to $200/hr range so if it adds value do it for sure but on small scale projects I really don't think you will get that much impact especially for a vanilla basic house flip.