Many states have a "reciprocal license" program to simplify the process.

Send me a PM and I'll send you a couple of examples of what is on the market outside of Atlanta so you can run your numbers and see if that fits.

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I agree with your approach in aiming for better locations, seems that texas (dallas /FT worth) fits the bill.

In many cases bigger banks or lenders have specific programs that cater to first time home buyers and investors. 

Change to fit your view.  1.  

Switch Lenders: I’m currently working on refinancing (six other properties), so I’m thinking maybe I should take everything to another lender who might be a better fit.  

These programs usually need a 700+ score. 

The only advatange of Private/Hard Money Funding is less paper to non paper work or a Non Tradition Lending programs available like DSCR (debt service coverage ratio) or Bank Statement.

I wouldn’t yet fit into the ultra wealthy category.