FHA loans can be a great option and if it's a choice between using every penny you have to do a larger down payment and saving funds for repairs/emergencies/next property on a property that you're buying, I would pick 3.5% down FHA every time.

The second is it actually incentivizes tenants to stay put because if they move, they will most likely be paying a larger premium.Definitely an appreciation play. 

I can see how a neighbor could be upset with the larger bins if it smells, in which case I would think the smell would bother you and your other tenants seeing that the bin is on your property.

But the specifics behind bringing in capital and operating with a larger amount of money just makes me want to be extra cautious since it's not only my money.

As Atlanta continues to grow and competition within the perimeter become larger and more competitive up and coming areas have become more interesting.

If I don't have enough cash on hand for the down payment of the larger deals, how have you structured financing the down payment?  

Larger homes, I'd explore central AC especially if you plan to flip or buy and hold.

@Dennis Maynard aside from Jay, nobody has really responded to your question...Columbus, Ohio is arguably the premier investment destination in the US right now for good reason...an easy visual for where our market is heading.To your question, small MF properties are king here with OOS investors...2-4 units comprise 90% of all MF inventory in the area by virtue of being a popular build throughout the 20's, 30's, 40's and 50's before LIHTC flooded the market with larger MF complexes.....

@Jeff T.Thanks Jeff, I have a much better cashflow (if not I at least break even) when I am here as I live in a much larger unit with extra rooms that I can rent with additional cash flow but I think renting my entire unit alone would be very challenging as there will not be many prospective tenants that will need so much space (6 beds and 3 ba )and willing to shell additional rent .

@Steve Vaughan I was in a zoom meeting with a BP member yesterday and I brought up the Lease to own question, you both agree on the seller financing approach and that's definitely the most logical.As for my IRA, it's a traditional IRA which I had for just over 5 years and considered pulling the money out and investing it into real estate for a larger return and to put "skin in the game" to jump start my business.