I was wondering if buying a long term rental property with tenants already in place in a market that is up 20% yoy is a good investement or not. the rough numbers ive been running seem to have a decent cap rate but the house is about 15k more than the zipcode average. 

You can take out an equity line or fixed rate second on your current primary to contribute towards the down payment of the 4plex. 

They could be carrying credit card debt at a lower rate than other debt that they want to pay down faster.

Then I'd repeat that process to finance my next BRRRR and so on.What are int rates on HELOCs right now?

Husbands still look at neighborhood, property taxes, school districts and of course the garage lol.

You would need a vast amount of capital since the area is highly affluent, with some of the best school systems in Georgia. 

You CAN start the process and even lock your rate and have everything ready to close on day 12 months +1. 

Ut with the 7% interest rate ??  

I'm willing to bet dollars to donuts they pay below market rates.

Est ARV is 100-120K (good school district and solid B neighborhood).I haven't walked it yet (I will next week), but according to seller, it just needs paint, flooring throughout, new kitchen countertops (possibly cabinets too).