OP back to your question.

I am a BDM/Director of Ops in Property Management.

Since the OP specifically mentioned that she will be operating her MTR in Gainesville, GA, she needs to be aware that there is an ordinance limiting all rentals to 16 days or greater.

As far as calculating in your head, when the OP is asking a question like "What is the minimum rate of return I should be looking for to make a flip worth it?" 

Out our way U certainly can go direct to the listing agent no problem.. its how my wife sells a lot of our houses of course we co op with buyers agents but we probably sell 40% of our homes ourselves as a dual agent.

Directed to the OP...  

Success usually is a combination in varying amounts of hard work, good decisions, and a some luck.When arbitrage comes up on here, as it often does, I am usually "gloom and doom" playing devils advocate because the OP is usually on an emotional high from watching a YouTube video about making 6 figures overnight doing arbitrage.I started my business in 2016 with a high end arbitrage, then began acquiring my own, and lastly into management. 

And I suspect the OP and his wife probably dont want to move into one of their rentals .. just speculation..

I was responding to the OP.

Then you click on the OP's profile and the account was created 4 minutes ago and there's one pic of some generic middle aged person.