my strategy is FIip for starters and in a year or two switch to rentals. budget for the first property about 200K...where sould i look?

The absolute #1 question is:Do you own investment properties?

@Rud Sev Your Section 1231 losses from the sale of rental properties were likely correctly reported on Form 4797 (Part I) as ordinary losses, allowing them to offset all types of income.

., Id love to work up to being able to afford a property to house hack one day but it is not in the cards right now.

You can get cheaper properties closer to the center of Atlanta, but they'll require a more extensive rehab. 

They can take time with their search and be more selective about a property’s location and condition.

Nearly all of my single-family deals were zero down deals because I got them off-market, direct to owner. 

I was the only offer on the property and the seller is motivated to close.

The new property tax law should help significantly.

Directly investing in real property investments, whether property, notes, tax liens, or leases requires a THOROUGH understanding of all LEGAL aspects concerning real estate law in general and the investment in particular.It’s IMPOSSIBLE for someone who hasn’t accumulated either a legal education in real estate law or 20 years active experience to have the knowledge and understanding of legal aspects sufficient to reduce legal risk to an acceptable level when investing directly in tax liens, notes or real property.