Licensed with permits ~$4,000.Full replacement of all water supply lines and shutoffs from the interior water meter with PEX and an open basement.  1 kitchen 1 bath 1 laundry. 

This has happened all over the country and will continue to happen because we are becoming a renter nation and we will probably never keep up with the housing supply.

There's a lot you can do remotely such as listing on websites, pricing strategies, arranging/order supplies, guest communications, going to the property and doing work on it (note: travel time generally doesn't count).

Follow up with an email to the agent and bullet point your case, which increases the chance that the owner will actually hear them7.)

With a lease many times over time landlords are not formal and communication is oral, txt, email, etc.

Anywhere that has consistent or slightly growing population and a decent job supply may be a good fit.

.- The 203(k) will allow you to bid on properties that need repairs that won't qualify for a traditional mortgage => less competition => better purchase price.You will need to find a great local contractor you can trust to supply the required bids to qualify for the 203(k).- After closing, you can do some of the work yourself to save money, but the program doesn't allow you to pay yourself.You will want to buy a Class B property, maybe Class C+, in an area that seems to be improving.

Simple things like a branded email at your domain and a website can open a lot of doors. 

Atlanta MSA is great and growing, but Multi-Family supply coming on line there both now and through next year is significant, wouldn't this be a better/cheaper deal 1 year from now?

I'd be more worried about supplies to build houses (eg wood for the framing).