@Scott Trench - have you considered investing in short term rentals, materially participating, and having the average stay be less than 7 days?

Metro Atlanta, generally speaking, respective markets 30 to 45 minutes from the City, will be tight on cash flow unless you implement a creative investment strategy, such as short-term rentals, medium-term rentals, or rent-by-the-room properties, or allocate at least 30% to 35% towards your downpayment if you intend to hold the property as a long-term rental. 

FHA loans require living in the home as your primary residence for 1 year after purchase.

Will I be able to overcome it's reputation in getting mid term renters?

This way, they get the cash they need without selling and without triggering any taxes since loans aren’t considered taxable income.

What’s the purpose of the loan and what is the collateral?

Whatever you do, leverage smartly—DSCR loans can help you buy more without draining your cash, and depreciation will handle your tax burden for 2024.

A recession will knock out a lot of overleveraged operators, and with more people piling into short-term rentals, rates are already getting squeezed in a lot of markets.

Low appreciation may make the RoI from these assets low over long term, though they will cash flow on day 1.

They will then send a letter stating what terms they are offering.