You would need to put the properties into a portfolio and take a discount on the properties because of the 180 day time limit proposed with the 1031 exchange.

If Tenant has not paid within the 3-day time period, Landlord may begin the eviction process."

I have walked and driven the area in both the day time and at night.

After all, Home Depot is going to be your day time place to live if you're going to flip houses.  

I'd suggest looking at the neighborhood both in the daytime and night time.

I tried calling her employer to see if she's taken time off (because she's been around in the daytime when she supposedly works)If we knew she wasn't who she said she is, we'd put her out but at this point unless we really got invasive we don't really have a way to prove it one way or the other.The utility companies accepted her ID to turn on the water and electric.

You can pull multiple hard credit inquires within a 14 day time frame from the first inquiry and your credit will only get "dinged" once.Good duplex deals can be tough to find in Atl in this market - maybe you find a home with a finished basement and separate access to start house hacking?

I will retire from my night time adjunct teaching job in one year and my daytime teaching gig in 4  years at my son's graduation from college.  

I can't find any laws that require a ratio, other than having an operator available during daytime and on call at night.  

Something that looks good at day time might have some issues during night time.