I'm also working with a small group of investors looking for apartment complexes with value play potential - Class C or B, distressed property and/or seller, high vacancy, etc.

A, B, C or D area?

Appreciation is not something to bet on, however with enough awareness of Atlanta and some research, you should be able to predict the “next” desirable area.

If I were to rate the area, I would say C- or D.Hope that helps.

I am trying to make a absentee owners lost but seems like I might be doing something wrong because almost all absentee owners it shows on my list are recent buys I tried changing the date but no results come out and I am searching major cities in losangeles so I would figure there would be tons of sales

If the rent is 600 a month, and you are buying a property that might be worth 40k after it's fixed, It'very likely you might be closer to a C- or D+ neighborhood.

House hacking in Houston could be your best bet, only have to put 3.5 percent down and if you find a good enough duplex, triplex, or 4-plex, the other tenants rent should be able to cover your rent.

A buyers agent would be your best bet on getting offers in, contracts have so many legalities even with cash offers, the agent/friend probably didn't take it seriously by it being verbal.

Operating expenses:   31,333 (~53%)NOI:  59,508 - 31,333 = 28,175  {using the provided scheduled rent}CAP: 28175 / 270000 = 10.44Two things come to mind:1) The operating costs a low (given the landlord is carrying the utilities); 2) This sounds like a C or D property.  

.- Since we are long-term buy/hold investors, (20-years), it is the future bet on the U.S.