There are also several warehouses down on the South Side of Atlanta (I believe in the McDonough area) that may warrant a look.

also, going by pure numbers, your initial investment for a duplex would be 120k and rents would be 1200 conservative, which equates to 1% rent/purchase (total investment) ( always see if your deal would work with the most conservative rents, not the gut intuition, because intuition won't pay the mortgage). 1% might struggle to cashflow depending on your expenses and frankly doesnt look like it warrants the level of work needed to achieve that.

When you transfer the property by warranty deed to the next buyer, you are warranting that title to the next buyer.  

Apparently, a week ago, knowing we were already in contract with owner, he took owner down to bank and said he sent a wire to the mortgage company for the behind payments and in exchange made the owner sign a Special Warrant Deed to him on the spot.

Creating shells to structure this type of transaction can void any warrant or create false statements in the representations of the purchase and sale contract for the loans.

There was no market data to show/warrant that this ADU added any market value.

@Benjamin Robertson  May be condo is non-warrantable.

Going to go the HELOC route if a deal warrants. 

I'm not a strong believer in negative gearing anyway (probably because I've never had a high enough income to warrant throwing THOUSANDS out the window to save HUNDREDS on tax), even though SO FAR, participants have mostly "succeeded", because their ACTUAL capital gains have more than compensated them for their ACTUAL dollar losses every year, (IF they were to cash in, now).But my argument would be: why wouldn't you aim for POSITIVE gearing in the first place? 

What WF is saying is that the condo is non-warrantable.