And when you pay the invoice, in the Memo line of the check, reference the invoice number you're paying and, assuming you are paying it in full, write "Paid in full" or "Final payment" to keep Mechanics Liens out of your life.To avoid confusion, I tell my contractors before they start that they will be getting a 1099 from me at the end of the year and collect the required information right then.

My agent who I met here on BP gave me a ruff idea of 50k but didno want to make offer until contractor walks home and give me a price idea but before contractor could get there house was already in contract. :(.

Can anyone recommend a reliable rehab contractor in the Atlanta market?

Someone else mows your lawn, fixes or replaces your appliances, removes snow, takes care of the roof, fixes plumbing and electrical issues, the list goes on. 

So, what I seem to understand the least(aside from working with contractors) is how do I utilize county tax records to find tax liens and probate leads?

This is essentially just paint at 1k per unit. i would want more than that but your inspection would tell you all you needed to know-in a 16 unit, they would be (should be) on separate electric meters, which would be billed to the tenants, not you.

See if the electrical has been updated.

Cash-on-cash is your only metric here that may matter, and it's simply for comparing properties side-by-side and asking what the best use of your limited dollars is...Anyway,Your closing costs will be closer to 2% of the purchase price: $5,800 (unless the seller is covering this...if so, good job)Repair cost of $1,000 won't do anything...contractor fees will eat 50% of that...if you are renovating, you need to renovate to drive rents...$4k per unit will maybe do paint and carpet...a few fixtures. 

Also, I had a contractor who was going to do hand written plans for free if we used him.

When it comes to the skilled trades (plumbing, HVAC, electrical), I’ve got my bases covered.