Talking to people who’ve done deals in your market, both successful and unsuccessful, will give you invaluable insights and help you develop your niche.I know that’s a broad answer, but hopefully, it gives you a good starting point!

I have talked to a realtor but my message not getting across and don't want to be tied up in a listing contract that goes no where.Does BP have a listing service?

People definitely want to be near the lake and some of the amenities if you're talking that part of North Metro ATL.

@Emma Whear I might suggest you talk to a local real estate attorney (or another owner of a similar property) to make sure you prepare yourself if/when the City's blind eye starts being able to see ;-)

This is not as passive as other investing but it will help launch your portfolio so that you can continue to invest without needing to work additional jobs.

.- I am aware of my 1031 options should I want to sell and defer taxes beyond that 3-year date (and would need to continue to do so until death if I wanted to avoid those taxes instead of just defer them). - I believe the current rental situation I have is better than the property warrants.

When a lease ends they’ll suggest new rents and if the tenant hold be offered a renewal. some will offer to transfer utilities for you when it goes vacant, all should handle the transfer when a tenant moves in  With 10 properties I don’t “talk” to my PM more than 2-3 times a year.

Once you have ran through about 3 months or so of this and penciled out 50-100 deals for fun, I would talk to a local agent and start the process of looking.

Be sure you do it right and talk to an expert. 

FHA 3.5%.You should talk with a lender like @Jose Valdovinos!