@Shannon Morales I'm not asking about like kind properties, I'm asking about related parties. 

but the moral of the story is .. these guys prey on new investors with no experience trying to do deals that they can never do when they lack true capital and experience.. they are dream merchants.. 

I had a client back in the day I sold a big 1,200 acre trophy ranch to in northern CA.. ( which yes has had one of the fires go through it this summer).. anyway he was a big landlord in Alameda 160 doors.. and that in today market is probably 100 mil or more in real estate and it was all free and clear.. ( why I like free and clear )  and he paid cash for the ranch.BUT the moral of the story is he collected rent personally twice a month.. tenants were trained like Thomas trains his.. rent is to be in an envelope on pinned to the front door on one of those days.. no rent he then posted a 3 day notice.. so it was one or the other 3 day notice or collect the rent.. the front doors looked like pin cushions.  

But I probably should have included in the contract that if they exceed the “average” utility consumption I oils charge then a fee.

@Cristian Aviles-Morales,December 1st and the location is off Sand Lake Rd near John Young Parkway.

The moral of the story is take a good look at which stage your current market is in, look for properties that can add value too, properties that can cashflow as rentals if they don't sell, and if possible buy properties with multiple incomes ie; multi-family, suites, garages that can rent, storage, etc., to minimize risk.

If you want to pretend to have morality, then go buy a high end property in the snooty portions of your area and leave the low income areas alone. 

I'm surprised how little info there is on this topic that's for the consumption of the non-techie out on the web.  

It's led me to discover home monitoring systems like Eyedro (for electricity) and Flo (for water), where apparently you can track usage and figure out the consumption for a separate unit like a mother-in-law suite.

Today I am enjoying the cash flow that Atlanta generates and also the appreciation.The moral of the story is if you can find a market which is rising, ensure you buy in good locations, which is what I am targeting.