I have found that the "value add" opportunities, with rent increases, renovations, zoning conversions, and other work needed, absolutely do take up more of your time compared to a more turnkey property - even with third party management overseeing the process. 

It hedges any downside risk and increases cash flow.

We liked the idea of partnership on a bigger project with the specific MTR strategy in order to increase NOI and exit in 3-5 years.

It's rarely talked about, it seems.I looked at some listing in the Research Triangle in North Carolina but the cash flow doesn't seem great, especially there could be a major assessed value/property tax increase as there was a lag of 4 years in NC.

(If you have not already) read enough books on real estate to increase your knowledge base.

However, investing locally has become increasingly unfeasible and unrealistic due to the high costs.

Since getting started we have learned a lot and have built quite a few systems and processes to increase efficiency and maintain consistency within our business. 

That said, weigh the cost of renovations against the potential increase in appraisal.

That’s a 2.5% increase over 2023 and the strongest sales volume we’ve seen since 2021.

Atlanta is a strong multi-family market with a diverse economy, a growing population, and increasing demand for rental properties.