Would love for you to share how you developed your mentality towards wholesalers.

Your success here depends on the quality of your list but good quality generally speaking could be 1-2% (so $25 - $50 per lead)FB prospecting is very untargeted as the person has shown no intent (you're probably just going to use targeting such as the zip code and potentially one or two other factors that you can target with using fb relating to home ownership and income or debt levels).

After a bit research today realized as Frank mentioned that Atlanta some water developments and raised costs.

The neighborhood is growing with new establishments such as the New East Side Market getting ready to open right up the street from your prospected investment.

I have a full time job so I have limited hours to develop and support a fully fleshed out marketing campaign.

We've lived in it for 3 years now, (have a 3 year old) and now I'm questioning my original strategy due to development in the area and because its appreciated fairly substantially while we've lived in it.

Have you developed a follow-up system?

So the returns have to be much more than just a little better then existing buildings for turn around's.You need to get with not a guru but a local multifamily to regional developer for lunch.

I really need the "guy with a truck" using a DBA, but since I am  looking to transition out of self managing and there was a possibility to develop a relationship, I sought bids from PMs.I used to belong to a REIA and for a few years got a lot of value, but management changed it got to very expensive and it seems most of the other investors went away, and was to the point where everyone in the room as trying to sell something (except me).  

Exception:  you are an employee of the owner (typically builder/developer) and showing only their properties.That being said, I know of lots of people that are doing just what you propose, and are doing so knowingly or unknowingly breaking the DORE laws, at lest for NY and PA.