For example, my client just closed a 3/2 single family house for $160k that was already rented at $1900/month and near turnkey and in a super desirable residential area.

Why do you think you can just split a single-family into two units? 

When tenant exited, the living room had a single broken horizontal blind and the right window broken. 

Are you buying single family or multi-family?

., "I will buy at least one single-family home, duplex, triplex, or fourplex before the end of 2019") and then do it.

We got an application for a single family rental which is in Dallas.

I own one multifamily property (6 units) and a few duplexes and single family homes. 

You can probably just Google how many pre-licensing hours and education you need for your state in Georgia but I bet its around 20-30!

Personally I prefer single closing.

@Jeffery Jones As someone who owns 6 single-family homes under the Section 8 program and runs a property management company that manages over 100 Section 8 properties, I’ve learned a lot about the ins and outs of the program—not just the idealized version often shared on social media.If done correctly, Section 8 can be a great way to diversify a portfolio.