I have given them the option to give up the unit within 7 days in good condition in exchange, I will void the lease and take no further legal action providing no major damage is found.   

The professional money out there wants somewhere around 2pts and 10% and first position collateral.Banks on the other hand will give you 4.5%-5% money for first position collateral.Both of these lend up to fairly high LTVs, 80% or higher.I just mention these to set the window...Now think about it this way: If you have a family member or friend with $50k in the bank, how much interest are they earning?

Has anyone else had positive reviews here? 

After all, if you get in to trouble, they'll likely be legally responsible for your actions as well. 

That 2% rule would be a good rule to live by if you want to see positive cash flow.Then you have to go find a market you may not be familiar with and immerse your self in that location and get comfortable with the people you are going to work with.Two big takeaways I learned at my local real estate meetups are:1 - Nobody cares as much about your Sh** as much as you do.2 - Next!

No worries and thanks for the advice, have you taken any action as far as looking or making deals yet ? 

It will have positive cashflow and is not a bad investment.

And from my quick "Google" searching, you may not be able to evict, but instead may need to file for an Action for Ejectment.

A lot of buyers don't have the financial strength to obtain a mortgage; so, sellers and their agents get skittish.And the market is hot; so, sellers are getting all cash offers...or, at a minimum, offers from pre-approved buyers.Your DTI can be positively or negatively impacted by the positive or negative cash flow from the acquired property (rents less expenses and mortgage payment). 

My guess, is that at this stage of the cycle and with the positive growth that Atlanta is seeing, these properties are in D class areas.