Thanks to @Matt Horton and his wife, we had a nice get together.I hope we continue to grow our group and help each other to prosper in our REI endeavors.

Why continue to accept the application fee from them if you already know they don't qualify at the outset?

Continue to bring more units to market in manageable increments. 

Good for you by beating him and wining the right to continue to pay his mortgage.

And be sure interest continues to accrue until paid. 

That being said, I believe there is still some solid long term appreciation potential in the neighborhoods closer to the BeltLine's Westside Trail and recently purchased Southside Trail, as well as those near certain film studios, such as the Tyler Perry Studios.There are plenty of smaller cities in Georgia and the Southeast that continue to have 2% properties, but their locations, amenities, and economic outlooks will likely not be as promising as ATL's.

No horror stories to date and I'll continue to add units, as well as manage units for others.J.T.

If you can mitigate your losses by selling in the short term it may be the best option, particularly if you are speculating on appreciation or continued rent increases to turn a profit.

Right now I’m looking in Milwaukee WI.I want to get away from single families and get into multi though, I would continue to budget for a management team but I’m on the crossroads of taking over all of them for now as long as the tenants are good and have been long term. 

Most everyone that I grew up with never made it out and are either dead or frequent guests of the county or state, so I'm hoping that you can share your story and help other young men and women realize that their future is in their hands and has absolutely nothing to do with what they have or haven't done in their past.Good luck and I wish you continued success!