I don't have the ability for about 2 months to actually start, so I'm just gathering as much knowledge as I can.

There are better markets than Atlanta but none that are so much better that it's worth the extra elements out of state investing will involve.The best way to find deals is to build relationships with investor focused agents, get on every wholesalers list you can and unsubcribe the crappy ones.

@Michael Craig as this being a non owner occupied property, if starting with refinancing first, doesn't this mean the bank will look into his personal ability to repay the loan?

Is this a 4kw dual element unit?

It is not something to be entered into lightly since it is complex, but if your hire the right professionals, it is definitely doable and the upside is much higher than what you see with purchasing a house that is already constructed, not to mention the ability to tailor the home to your desired buyer or renter profile.

So, yes, the lender will underwrite your property and base their decision on how they think the property will cover your debt service, but they also want to know you have the ability to step in if stuff goes sideways.

DTI is probably 1000X more likely to limit your ability to get a loan than credit pulls associated with all the loans you have gotten and are paying.

Granted this all really impacts the ability to get highest and best...but it'll ultimately get UC if priced right. 

I did this on my first, as there was no way I would've had the ability to put 20%+ down on anything.

This gives you the ability to shift the Property Management work to another company without screwing up your cash flow completely.Change your mortgage to a 30 year loan.