We used a good friend who was a local agent to help find and analyze the properties.How did you finance this deal?

As a local manager we don't come across true squatters very often. 

OK, so I recently sold a local rental property and just went into escrow to buy a replacement.

From my part, I analyze the property's location, neighborhood growth, appreciation factor, the average rents using some paid tools, and crunch some numbers for them to let them know the CoC return, cash flow, and more etc.

Sometimes local credit unions or banks nearby are more up for this kind of thing. 

The $2500/month luxury townhome we are looking at has an additional 1100 sq ft, larger garage, and better location.

I ended up not using LendingOne based on earler feedback and went with another company which is local although they have a larger nationwide network. 

I'm considering two locations: Austin, TX and Raleigh, NC.

I live in southern CA, and for that reason, I can't invest locally.

It is likely worth building a presence in ATL with the local housing authorities and tenants.