I have many long term renters that have been in the homes paying on time, so my question has to do with increasing rents for existing good long term renters.I don't want to lose good renters.

Good luck with your ventures in Alpharetta/Milton!

You can expect good cash flow in some areas, and then more appreciative friendly areas elsewhere!

Note that if this goes well, I would want to continue making deals there.I don't think this is necessary in this day and age - plenty of direct lenders that can offer you good service and DSCR Loans for a wide variety of situations with competitive rates - easy to find here as well. 

Investment Info:Single-family residence buy & hold investment.

We already own a primary residence and vacation home, so this will be seen as an investment property. 

Good luck

I agree that leveraging your primary residence with a HELOC to buy investment properties with tight margins is a great way to lose your house.

More than likely, we would be looking out of state where a good property manager would make the most sense.  

-- Right now I'm interested in class A/B suburban markets outside of NYC.NY can potentially be a good fit for your goal of building equity.According to Zillow, San Diego is the only major metro area with property value growth higher than NY since last year.