If you're expecting property owners to sell their home to you at a discount, you'll need to earn their trust - whether that be by demonstrating a successful track record with purchasing/selling similar deals OR by meeting them face to face and separating yourself from the dozens of local investors and realtors.Lastly, I'd recommend searching past posts related to this topic as well as checking out books related to your target investment strategies.All the best!

If you can swing it, increasing your down payment to 25% or more might help boost your cash flow and make your investment even more sustainable.Your long-term goal of buying and holding, with a target of 20 properties, is definitely a winning strategy.

And is your purchase price target $150k, or is that the amount of equity you have to invest?

Which areas of metro Atlanta are you interested in targeting? 

Here’s our OPINION for the Metro Detroit market (use as a template for your target area!)

Majority of my target market is International Students, serious about their Studies, not interested in causing issues.

This is after factoring in all expenses, including taxes, insurance, vacancy, management fees, maintenance, and utilities (gas, electric, water, sewer, and garbage).Regarding cap rates, I typically target between 15-18% as a minimum for a deal to make sense.

Mailing campaigns targeting landlords who’ve owned thier properties for 20+ years (especially small multi-family) have brought in some strong leads.

Focus on one or two target markets, get familiar with the numbers, and use tools like BP calculators to analyze potential properties.Whether you start now or after graduation depends on your bandwidth, just have the right systems and support in place first.

The "high appreciation rates" you mention should be verified with recent data and be specific to the neighborhoods you're targeting.