Sounds like you need to have a relationship with a couple of good contractors, 40k for vinyl siding sounds high, what was the material cost.  

In 2020/2021, when rates were at all-time lows, this area was super hot, like most other Atlanta markets, and investor demand was high.

These homes may be dated, but they can be decorated to a high standard.

Definitely a strong location with great visibility and high foot traffic.Since it’s a NNN,  your expenses are minimal, but if LazyDog ever exits, buildout costs will depend on lease terms and the next tenant.

This deal looks really solid to me, but I have only been looking at rental properties as high as $600,000 in discussion with my lender.

Pairing this with a multi-year acquisition/cost seg strategy (accelerating depreciation) is how high earners in growth mode can significantly reduce their tax bill. 

I'm starting to acquire furnishings and am looking for a checklist of sorts to help keep myself organized as I seek the best deals on high quality goods to furnish our rental. 

I was able to fund a brrrr deal using 0% interest rate business credit cards ($95k across different cards), I didn't have to deal with lenders and their high interest rates or their draw request process to access renovation funds.

Since your property has high resale potential, some lenders may be willing to work with you.Cash-Out Refinance – If you’re open to refinancing, you could take out a new mortgage for a portion of the home’s value (say, 60-70% of the $500K), and use the cash difference for renovations.Personal Loan – If you have good credit, you might qualify for a personal loan for part of the rehab costs, though interest rates are typically higher than secured loans.Partner with an Investor – Given the potential profit, you may be able to find a real estate investor or contractor willing to finance the rehab in exchange for a share of the profits upon sale.Your best option depends on your financial standing, timeline, and risk tolerance.

For cash flow, I'd recommend checking out the Triad (Greensboro, Winston-Salem, High Point) or Fayetteville in NC and Sumter and Florence in SC.