just bumping for visibility and curiosity 

You're an attorney who wishes to represent people in the purchase and sale of real estate?

If looking to scale flips and create systems around it to minimize your time and involvement, I'd highly recommend putting a team in place that can handle the day to day operations. 

Are you looking to live in the GA home full time or just use it as a vacation home?

We're buying a $93k printer to get more mail out the door, and this is nothing compared to the printers the big mail houses use. 

There is a lot of confusion about what comprises closing costs and prepaids and understandably so.

Lots of building going on, and lots of jobs. 

I would use money from a HELOC that I have open to fund the down payment, but as @Scott Trench stated recently on the podcast, that is a short term solution, and I don't want to hold that $48k debt for more than a few months. 

I finally took the plunge and have become a real estate professional.

@Mark Ainley and @Tom Shallcross host the podcast, and it is on my list to listen to daily.