Although the investor is in the drivers seat, as the borrower you should be helping to provide a good experience as reputation is everything. 

Did you ever locate a reputable property management company in the Macon area? 

Quote from @Isaac Ballew: Go to indeed.com or monster.com and look for a job with a larger, reputable property management company.

I know at NW we are all licensed agents and that does make a difference because we have access to resources some wholesalers we don't have and of course, litigation.... we not only want to operate ethically and morally, but there are real consequences to not. 

They may fall further as a consequence of all the trade war sabre rattling. 

The WORST solution is an unqualified attorney, because their mistakes makes whatever they come up with INFERIOR to an “off the shelf” solution.In between the two we have a good off the shelf product by a reputable vendor.  

Anyway;  I'm very surprised that leads that listed, expired, re put on FSBO aren't that motivated. 

Also, you can find out what work needs to be done by hiring a reputable inspector.  

Just remain wary of the potential consequences of operating in an anti-landlord jurisdiction: vacancy taxes, potential vacancy control, inability to remove deadbeat tenants, etc.Coincidentally, Jesse Vasquez posted "why your MTR isn't renting" on YouTube yesterday.  

Find a reputable lender.