Focus on areas near job hubs and good schools, as they attract reliable tenants.

💹*Reminder- The Pearl Development is predicted to create over 11,000 jobs in Mecklenburg County within the next 10 years & will be both a medical education institution and an international headquarters. 

We live in California at the moment and I have W2 job and my wife a small online business.

These in-house capital markets teams' sole job is to self-market their own loan requests, regardless of loan size.

Do you have a W2 job in Atlanta?

Is it due to your regular W-2 job, or something else?

I work all over Milwaukee county for my day job and also have rentals for over 30 years. 

Here are some thoughts on your choices:401k Loan: This can be a good option since you're borrowing from yourself, but it comes with repayment risk, especially if you leave your job.

I drop them and use a competent local RE agent, who did a great job.   

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.