Lilburn is along the same lines as what I noted above, your acquisition budget needs to be at least around $300k (maybe high 200s) unless the property is distressed.

Thank You  @Wale Lawal and @Robin Simon Yes I am leaning towards BRRRR, though still figuring it out as to criteria of how much distressed a property should be or how to determine how much work it needs.

I am an investor and realtor as well but I focus mostly on fixing up distressed properties to increase value and grow the equity and that usually allows better cashflow also. 

A distressed owner isn't about to upgrade and repair.

WRONG.Even if a keyword consistently brings in leads—whether they are distressed sellers or retail buyers—there’s still one crucial thing you need to check at the end of the day:HOW MANY CONTRACTS DID YOU GET FROM THAT KEYWORD?

Quote from @Jacob Sherman: are they selling the rent ready properties or consultants guiding you start to finish in the process  rent ready properties. they will take distressed properties > fix them > get you  section 8 tenant > and also offer management for you

We just looked at a distressed property last week.

Assuming it's written in your management agreement somewhere that states the owners are current on all financial responsibilities related to the property, does anyone require them to actually provide a current mortgage statement, HOA payment record, taxes paid, etc..... at least at the time of the original management agreement signing.Recently had a new owner sign the agreement, only to find out after we had secured a new tenant for them, that they were in financial distress to say the least (inquiring about bankruptcy) .

If you find a deal on the Peninsula it's either distressed and needs a ton of renovation or not a good area.  

Additionally, if the property needs renovation, you may have a tough time finding a HML willing to lend on it in 2nd position if it is in a distressed state.