I need suggestions from people in the Atlanta area if they can refer a qualified HVAC technician.

There are a few options that some people have used when they were looking to buy a new home before selling (and ran into DTI issues). 

Some people take a year or more to finally pull the trigger.

We live a couple of hours from the property and needed local people to lean on in emergencies.

How should a escrow account be created when there are two people on a lease (two friends staying in a 2BR condo). 

Am I missing something?

So are investors just doing this illegally, assuming their loans will never get called...or is there something I'm missing?

There are 0 seasoning outfits around, like I said you pay for it in the loan product cause if you need 0 months seasoning then you may be desperate, desperate people will take not so great terms.If you're looking to close in cash and then have the refinance close the next day you are dreaming? 

I do think the market here is a bit saturated personally & many people I speak with are seeing they are not as booked.

Income-based lending is mostly for people with traditional jobs.