The hard part is preventing slow water leaks that cause mold.

I think finding anything that will cash flow inside the perimeter will be difficult (Love the Chamblee/Brookhaven area though); outside the perimeter, I like Sandy Springs, Smyrna, Roswell, Alpharetta, Johns Creek, etc.

Definitely do your research there because if you violate Fair Housing laws that can get you into more hot water than perhaps anything else. 

Should be 12800 incomeOur expenses are approximately 10k a month on average-3300 for mortgage-900 for insurance -3500-4000 for utilities (water and sewer are provided by us) and we have on site laundry that costs us 1400 dollars included in those utilities. -1000 to the resident manager-500 to maintenance guy-600 taxesOur issue right now is that the previous landlords let the tenants slide on rent sometimes.

I am from a suburb south of Denver, but so far our investments have been in the Springs. 

Some condos the owner may be responsible for the furnace or hot water tank so you would just capex the remaining life.

I'm expecting to test for my FL's license exam in Spring and been wondering about the benefits and if I should really be pursuing this. 

Some ideas that come to mind: -Yeti style mug or Swell water bottle with your logo on it (filled with candy). 

Appreciate any advice

This is causing more wear and tear on what the house is made for, and the water bill im sure is going to be through the roof.