I've even removed CapEX (new property, minimal required), and property management, but still arriving at a negative CF.

I completely understand where you’re saying wear and tear exists, but I think it’s probably unlikely that ANY landlord could expect the place to be in perfect shape when the tenant arrives and leaves, natural wear and tear is going to happen.

I just arrived in Atlanta yesterday and am looking at some real estate.Any advice on flipping here and areas to do it in!?

Until I arrive in the area I don't feel I'll have a great grasp of the market down there and exactly where I'd look to invest. 

I must say they were very prompt to schedule and arrived on time, cleaned up after themselves and charged a decent rate compared to some. 

@Elijah Glenn, it never impresses me when I see pro forma figures that have been massaged in order to arrive at a pre-determined outcome.

Start with one of these resources to see where you can set the rent then subtract vacancies and operating expenses to arrive at NOI. 

We use it every day in the Denver market to arrive at a beginning estimate of value.

Day 90: After a few weeks, our court date arrives.

With continual increases in Utility costs it’s an area that is many times ignored until an issue arises or a big bill arrives.