Have a couple of deals under my belt.

Once you have a deal or two under your belt, you are in a much better situation. 

For appreciation I'd also prefer to own a park on a prime piece of real estate in a hot market than a SFH in a weak rust-belt town.

These are not declining rust belt cities.

As for a private lender, you may have more luck, but perhaps you could find one you know (or through a trusted recommendation, is known), who has experience in your area regarding what investments you want to do--this lender may still not lend to you so I would recommend to partner/jv with this individual at first, so you could get some more experience under your belt, which is key.  

Baby boomers are coming closer to move to their grandchildren and population is moving from rust belt to sun belt states and according to ARC 20 City Metro Atlanta Population will double in next 30 years.

I don't have many wholesale deals under my belt to "brag" about on there.  

I have been a real estate investor for the past 3 years with a few properties under my company's belt.

Gateway mall on belt pkwy creates a lot of traffic from queens and bayridge, carnasie etc.

He also said that bedroom doors should be left ajar to avoid a box effect in which the blower is straining to blow cold air into what is essentially a closed box when a bedroom door is left closed.