Atlanta seems to be one of the worst cities for vacation rentals based on city restrictions.

Learning.There are many turn key investment properties in St. louis as well for the 25-50k range in north county or south city but be careful that you are not buying in the worst areas. 

HAGreat advice, maybe I should go after my license, I can't think of the worst that can happen by going for it.Thanks so much :)

Also, use a worst, most likely, best case scenario proforma.

Live in the 'worst' unit, renovate it and then move into the next unit and repeat.

The above is the quickest strategy but the most economical might be this:  The residential property can be with a regular Fannie of Freddy loan, just call it a home with a guest house, worst case is they consider it a duplex..

With a single piece of property, given time and proper management, you can build value like an avalanche thundering down a mountain.

Just think of worst case scenario- it will save you a lot of money if something happened. 

With no contract to read its not fair to assume the worst on the OP.- Interacting with subs and managing subs are two different things.

As Dan said rent your unit out immediately, move into the worst remaining unit, and offer the other storm damaged unit for rent, letting prospective tenants know that the unit will have new floors when they move in.