Most of our folks are all cash but some want to get into a deal and just have great jobs and credit.  

And yes, I am aware of all the altruistic arguments that can be given to underwater owners to make them THINK you might be trying to help them out.I have read dozens of threads from those who know exactly what to say to those poor folk, if only they could find enough of them to practice their best lines on.Here is another one of them.

If these folks are good friends who trust you... think in the range of 8% to 11%, and possibly a couple of points as a kicker to pay for some costs.

I hear folk say they can get the current tenant to show the property (include in lease) so that you can turn the unit back to back.

Your list within the area is your Rosetta Stone.This is what I would do...find a reasonably sized area that represents the...median sales price for the Atlanta marketmedian income levelshows growth...people are moving inhas good to great schoolsnot a new developmentAfter I've found my farm area, I'm going to market to the folks most likely to be in a position to sell below market...meaning they need to have at least 30% equity in the property to even have a hope of hitting the 70% rule on the exit.  

Lots of folks have 5-10 day grace periods, but I think that gives the tenants a false sense of it being OK to push payment to the late fee date. 

Listen to the folks around you.

As someone who anal/obsessive about paying all bills early, it has always floored me that even some of the "nicest" folks with adequate funds (at least on paper) will not pay their rent or not pay on time.I suspect these are the ones who deliberately seek out private landlords to rent from hoping these landlords will not pursue them as aggressively legally as a large complex would. 

You folks are all brilliant.

If anyone can suggest or connect me with private money lenders in British Columbia Canada or folks ok to lend here that would be great.