@Corey WoodmanI read your nicely written post all the way to the end.I am also fairly new to real estate and have done few deals since last year. 

A quad, even though all 1 bedroom units, can be a nice addition to your rental portfolio, however, I would not have a portfolio full of 1 bedrooms. 

It may sound nice to pay a 5% management fee but the extra fees can add up to be more than the other company that charges 10% with no add-on fees.

Has a large nicely finished basement, 4 bedroom, awesome kitchen, 1/2 acre fenced in private back yard. 

I tend to fall into bad situations though being nice to down-and-out'ers half of who end up preying on my soul(literally!)

@Trevor Baker Nice ! 

I attempt to never fall more than this below market because at $200/month below market the tenants cannot move into as nice a place at same cost so they have financial incentive to stay but also tenant turn over is not that costly or laborious and at more than $200/month below market it makes more sense to spend a few hundred to turn the place over and take a chance on a new tenant.- Tenants that are pretty good but not great I attempt to keep the rents at ~$100/month below market.- OK tenants I keep close to market rent.- Tenants I want to get rid of I place rent above market and let the tenants give me the notice. 

So if anyone wants to be the nice guy or show some compassion that's totally cool.

Some of my money, some financing, father is the GC (which makes the full-gut across the continent not as scary a risk as it sounds).Spent two months wondering why no one would take our money for a house, once we figured out what worked, we suddenly realized we needed to think a little bigger (was doing it all my cash, now I'm good with some leverage).I've got a nice w2 that I'd love to dump for half the salary, if I could generate it, but I'm thinking that might be many years from now.Anyways, I'm heading to Atlanta Wednesday morning through Sunday morning. 

I can see that though warning other landlords though for sure.. of a potential dead beat tenant that has a nice public assistance ring to it..