In ATL Market, the 1% rule is very difficult to hit unless you are buying multi units with some value add updates.

My plan is to use my VA loan for a no money down multi family.

Max What systems are you currently using, Maxine?

Have you looking into the Navarre Beach or Panama City Beach Market: 1 Location: Located on the Gulf of Mexico, offering beautiful beaches and crystal clear water. 2 Lifestyle: Navarre Beach is known for its laid-back, beachy lifestyle, making it a popular destination for vacationers and retirees. 3 Investment potential: Property in Navarre Beach can be a good investment since there is tons of new construction occuring on the beach and inland. 4 Community: Navarre Beach has a strong sense of community, school systems with many local events and activities throughout the year. 5 Natural beauty: Navarre Beach offers a variety of natural beauty, from the beaches to the state parks and nature preserves. 6 Quieter: Navarre beach is a quieter alternative to the busier beaches of Pensacola and Destin, but still close enough to enjoy the activities and amenities of those areas. 7 Military friendly: Navarre beach is home to Hurlburt Field Air Force Base, making it a popular destination for military families and veterans. 8 Affordable: Navarre beach offer a more affordable option compared to other coastal towns in Florida, making it accessible for first time buyers or retirees.Rentals, appreciation and gentrification is happening in these areas with new price point emerging due to infrastructure being built out. 

My Aunt and I had a talk she is willing to sign land over to me if I get financing she said she will not finance a multi million dollar idea.

Even systems for guest communication are very different from what a LTR property manager is going to have.

I read it recently and gleaned some systems that gave me more confidence in my management (and how I could have handled that transition even better).

You are actually quite fortunate to be considering buying a multi-unit in Chicago.

@Stephen Bruce I have BRRRRd small multi families but the unfortunate part of the equation lies with the appraisal just as the other poster has mentioned.

Don't overthink it too much it already sounds like you are more organized than most operators and you track your time and use a system.