I bet it looks very amateurish.

And even if you hire a property manager to take things off your plate, that process isn’t foolproof, as Gregory illustrates.Buying a turnkey property (ideally with a tenant in place), or opting for a syndication or fund, could be a better bet if you’re looking to invest outside California but don’t want to deal with the hassles of “landlording.”

If your goal is to offset your mortgage with a house hack then Lowell would be a good bet, but if you're looking for a longer term appreciation play then the areas closer to the city would be better, although the offset from cashflow may be lower than what you're looking for.A good step for you would be to dig into specific areas more as @Lien Vuong noted above.

So they can boot me anytime and they are on the checking account and can see all transactions I find that about as transparent as I can make it..

You can probably just Google how many pre-licensing hours and education you need for your state in Georgia but I bet its around 20-30!

Since you've stayed there and the lot is open, I see the lure, but any time I see something like this - "This is a pure emotional type of investment and I want to honor it."

Best bet is likely (not absolute - everyone's situation is different) is to look at a national lender or broker that has options in lots of states - its a great development versus 20 odd years ago, with technology, internet, places like this - can have access to many more options than before (local broker or lender thats it)

The departing tenant says she will continue paying rent, but I wouldn't bet on it.

Great tools that get updated regularly.I am on the lending side of things and would be happy to hop on a call with you anytime to discuss financial strategies and help answer any questions you may have about nearly any loan product available to help you on your journey, even if they are not products my capital partners offer.We are all here to help you learn and grow.

I am betting for the appreciation of the house in the next years because I don't think I can cash flow in the first years.