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.

Being out of state, I would suggest vetting your "team", meaning find an investor realtor, lender/s (hard $ / long term), property manager, contractors, etc.

Do yourself a favor and find out for yourself.PS - We have zero affiliation with NR, Jim piccolo or anything in Arizona. 

-- sort of depends where you live and if you want to invest out of state / have the ability to manage a team remotely, the best out of state investors are very active in managing their teams.

I'm familiar with Jeff and the C2C team (i've heard great things) and work primarily with Fernandos team who I love.Right now - all of the padsplit loans I am working on for my clients are underwritten based off long term rental rates.

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Cost to build is $350K (I am managing it all myself and calling in favors around the city to get low rates on materials and labor).

I guarantee you are more likely to secure favorable terms if the seller likes you and can imagine you as a great operator for the business.

We have our own design team, contractors, and real estate agency under one roof, which saves time, cuts costs, and improves communication across projects.

Look for a team with a strong track record in managing rentals like yours, especially in your target area.