Married to my wonderful wife for 16 years and we have two boys ages 13 and 15. 

AirBNB obviously incurs the utilities (including internet...maybe cable/security), property management, and hotel/local taxes that I'm still trying to educate myself on...not to mention the upfront/semi-ongoing furnishing.

Everything else you mentioned, like improvements and Section 179, are basically ways to increase depreciation.

**mini footnote:  A wholesaller is similar to a Real Estate agent, but without the fees & deals worked are always off market, exclusive deals.It was extremely competitive and very exciting and I learned a whole lot.One of the challenges with the market in Madison County is that there are many many deep pockets not only in the area but also those that have trickled down from Middle Tennessee not to mention investors from throughout the worldthat are looking invest in real estate just like you.A lot of my Nashville Buyers have been asking about purchasing deals in Madison county for years.Real estate agents that I have worked with in the area say that there is zero inventory and if something comes available, the buyer has to be 100% ready otherwise someone else will get the deal.That being said, I personally think that there is a lot of potential in untapped areas of Madison County.One of the biggest differences between Nashvilles market in Huntsville‘s is that there hasn’t been anyone that has been brave enough to build/Rehab/re-vamp areas that are undesirable i.e. north side.

You dont need to take the RE courses you mentioned to become a REI, it probably wouldn't hurt but not necessary. 

@Dan WhiteThe unique/interesting thing with partnerships that I like is that everything is negotiable.On the most recent Biggerpockets podcast, the guest mentioned starting out as a wholesaler and then bringing a deal to a flipper in exchange for a profit and to be showed how to do a successful flip.

I am unfamiliar with AtlantaAre you turnkey provider working in Chicago only or the other markets you mentioned as well? 

I've heard it mentioned several times in the podcasts, but they either didn't get into specifics, or I didn't take good notes. 

Bank is less willing to finance this as well.Any one has any tips doing the ones mentioned above around the area?

After mentioning this to his wife, suddenly vocational brochures started to arrive in the mail.