If this group of tenants moved in 5 years ago, compare the gallonage of water used  with what was used before they arrived. 

We can finance the build which we find is ideal for the bank doing the construction loan, they just take us out when the modules arrive onsite thus relieving their headache of how to secure their loan to a non-real estate module sitting in a factory somewhere.Feel free to message me and I can help you analyze this further.

If the auctioneer said SOLD before good funds arrived in the hands of the Trustee ... the third party deal is dead.Somebody sat on funds for a long weekend with an auction sale pending?

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!?

For now, our goals are to make progressive capital to hopefully move to a hotter market where we will look to flip or acquire properties that can appreciate and give us Cashflow.

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. 

@Mike M.I live in Bellevue (hotter market as compared to neighboring Seattle market).