I do shy away from small cheap houses - 3/1 or 2/1 in bad areas or that are on a pier and beam type foundation.

Once you do this conversion you can't change it back to a traditional long-term rental. 

I don't Atlanta is too landlord friendly and the demographics shift it harder to do business everyday.  

I wouldn't have any interest in buying something like this to hold since it would be so far negative cash flow wise on a monthly basis.

Too many new syndicators think they can get away with skipping legal requirements—but the SEC isn’t playing around.If you’re raising capital, DO IT RIGHT:✅ Use a PPM & Subscription Agreement to protect yourself and your investors✅ Avoid general solicitation (unless using a verified 506(c) offering)✅ Understand accredited vs. non-accredited investor rules✅ File your Form D and comply with state laws🚨 Failing to follow these regulations could mean SEC fines, investor lawsuits, or worse.

Starting in real estate is exciting but comes with its own set of challenges.

For renewals, it’s wise to switch to TREC forms to stay compliant.Regarding disclosure, yes, you should clearly identify yourself as a licensed real estate agent.

I have my dad’s house (he passed 2 years ago) and am wanting to rehab it & rent it.  

I’m looking to do a 1031 Ex w 300k down and 650 purchase price can anyone suggest areas that might cash flow w these numbers ???

So you need to ask yourself: is this something I want to do?