What loans/programs to look at (this is key for single moms + first-time buyers)Because you’ll live in one unit, you have access to the best financing available:• FHA loan (3.5% down)Allows you to buy up to a 4-unit property and skip the self-sufficiency test if you buy a duplex or single-family.

For what you’re trying to do, you’re right to be cautious with condos since Atlanta HOAs can kill a future rental plan fast, so most long-term investors I work with end up choosing single-family or small multifamily homes for the flexibility.

I just want a single point-of-contact manager who can keep me informed.

Where STRs are allowed / zoningSTRs are permitted in single‐family dwelling units within single‐family residential districts or designated single‐family residential areas, with a permit. 

That hurts and is hard for an individual small single family owner to compete with.Most of the new apartment construction is ending now and as soon as those get leased up, I expect we'll be in better shape for rent increases maybe into the spring and summer.I'm suggesting to all my rental owners to do everything they can to keep the current tenants happy. 

And the highest tier is a detached single family unit, that has no walls, floors or ceilings that adjoin another unit.

Short answer:  it is baked into the business model.Long answer:It seems you may be overly concerned on the transitory nature of apartment renters versus single family renters. 

As the first project, I would suggest a small single-family or multifamily property that requires small to medium renovation, and hold it as a rental or flip it on the market.

Since I have never made a deal before nor do I have a lot of cash to start, I don't know if I should start small with a single-family house or if I should try to pull some investors together and start straight away with some multifamily properties.

You can set up automatic rent reminders and late fee notices, plus send announcements to a single tenant or everyone at once.