Where I see the biggest pitfall however is, in practice, you may run into trouble with the appraiser on the new property re-fi if you're not doing any improvements.

We then re-iterate how rent is paid for us (we use AppFolio).

Looking to invest in long term hold multifamily.

If this is your first investment property I'd shy away from HML and look else where.

Metro Atlanta, generally speaking, respective markets 30 to 45 minutes from the City, will be tight on cash flow unless you implement a creative investment strategy, such as short-term rentals, medium-term rentals, or rent-by-the-room properties, or allocate at least 30% to 35% towards your downpayment if you intend to hold the property as a long-term rental. 

From my experience selling RE and building new homes your just not going to please everyone

That way someone can have "passive" exposure through the debt, yet still have RE exposure in some form or fashion.

I am wondering if anyone invests in this area can provide me with some referrals?

But you are absolutely demonstrating your intent to hold for productive investment use.

The two are almost entirely different markets in terms of price points, returns, tenant quality, and overall investing strategy.