If not, I have a lot of local knowledge and the typical trends of many of the Atlanta suburbs.

That being said, your typical cost of capital is as follows:EquityAgency debtBalance Sheet local lenderDebt FundPrivate DebtPref EquityHard Money DebtBookie/Loan SharkOther things that will impact capital sources: are you wanting to finance the improvements, or will you pay for those from equity/cash flow?  

I've done a few so I'm typically offered 90% LTC.

@Zach Howard some copy & paste advice below:)-------------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Meaning, the bank wants to see that a property cash flows for typically one to two years of tax returns before they count it as income. 

That's a typical scenario and could cost you $10,000 - $15,000 so that would be a good starting point for your reserve.But there's more!

All too typical park owner who took all the profit out of the park without reinvesting in the business then wants to sell you the potential he was too cheap to invest in. 

While I don’t typically work with real estate agents to find deals, I do collaborate with other professionals throughout the process.

Quote from @Ogonna Odo:  Small ones will not, they typically like cash or checks.

Google permit expeditor or ask the county who typically is used.4.