In a nutshell, work with a local resource as they have more specific information to give you than a generic online site. 

After moving back here to GA I am convinced it is time for me to join the ranks of the investors.I am very knowledgeable on many things real estate but completely fresh to the idea of investing.

@Bill Regan I reached out and it turn out someone snapped that deal up, it might have even been someone from this site!

Welcome to the site Andrew.

Most investors on this site are residential with a few commercial sprinkled in so when BP develops software to use that is likely the main focus residential first.There are tons of software for commercial analysis to use out there. 

Stumbled upon the site after I found J Scott's book on Amazon.

Because of this limitation, the properties with ADUs in my area of investment are being comped at a discount compared to duplexes which seems reasonable because a duplex can be purchased by a house hacker or an off site RE investor but the ADU can only be purchased by a house hacker/home owner.Check this for your area. 

When I inquire with lenders I give them the following info:Property: Investment rental (non-owner occupied SFH)Credit Score: >740Loan Amount: $80-$120KRequired LTV: 80%While im on a site like Zillow looking at properties, Ill often try to to look up rates (and APRs) and after entering in the information above  I see numbers in the mid to high 4s.

@Nicholas Cooley there are a number of tools on the site that can assist you.

A good primer on tax-advantaged accounts (IRAs, HSAs) can be found on the Mad FIentist site (https://www.biggerpockets.com/forums/846/topics/563476-ep-18-accessing-retirement-funds-before-59-1-2-w-the-mad-fientist, https://www.madfientist.com/ultimate-retirement-account/).My background: I worked for many years as an independent contractor through a temporary help agency.