Additionally, Irrevocable Trusts usually require that a 3rd party be the Trustee, which means that you will not have a primary role in decision-making as it relates to the Irrevocable Trust.

For non-primary residences, they have to follow all of the following rules to receive a permit: - the property must be a minimum of one (1) acre in size (designed as a precaution to disturbances)- The building standards of the underlying zone district must be met - Adequate parking is provided - Defensible Space requirements are met - Valid water and sanitation must be demonstrated - No more than five (5) bedrooms are in the dwelling As time goes on, they continue to become more strict on the rules listed above here, and are actively regulating it.

I'm finding out that if I make the property my primary residence for 1 yr and then turn it into a rental.

No experience with non performing notes.My idea is to buy these notes with the primary goal of accessing the property through foreclosure, knowing that there are several other possible outcomes.

I have a 3/2.5 in Old Lake Highlands near White Rock Lake (~1 mile) that my family and I are living in as a primary residence, but I have been thinking about house hacking into another house and then doing a MTR on this 3/2.5.

@Dani Beit-Or It's my understanding you can't 1031 exchange a primary residence. 

We do them, but they aren't cheap and your LTV will be lower that a HELOC on a primary residence.

But her primary point, that there is plenty of money to be made investing in her high-priced area, is extremely valid.

Quote from @Matthew Posteraro: Me and my wife are planning on starting our investment journey by buying a multi-family home that we would live in as our primary residence.

If the primary goal, and it should be, of every investor is a return of capital and the secondary goal is maximum return on that capital, then you are in a great position.The real problem you need to solve, as I see it, is taking advantage of the unused equity in your Atlanta property.