Bryan I would say PLANNING IN ADVANCE is key.Lot's of investors like GA as it's own of the best investment warm belt states in the country.You need to determine if you are going residential or commercial for the replacement property and what deal size.

The borrower's experience is important, but what's more important is the "Hard Asset," Hard money lenders rely on their due diligence process to determine the potential future value, review the renovation plans to get to that value & sometimes even the contractor.  

TenantCloud only had the Starter Plan under $20 and was a bit difficult to determine what was included.

Add at least 15-20%Determining ARV is key.Be upfront with your contractors.

There have been at least 3 studies that show this is true for virtually every large city in the US (you can internet search this).- buy and hold is currently tough in San Diego.  

I am interested in investing the proceeds from my last flip into section 8 rentals in and around Detroit, Albion, Battle Creek and Jackson micigan.

The internet leveled the information asymmetry and I visited all the houses I wanted during the open houses. 

Trying to determine which option I want to go with.

That can be the determining factor on if you have a good buyers agent. 

Do a search on county assessors site and with the city to determine empty lot plans/issues.