My advice would be to contact local (Atlanta) Holding groups.

That Section 8 estimate was lower than the section 8 website stated, but I am intending on contacting the housing authority to verify what the landlord regulations and what they would be willing to pay for said home in the area. his original asking price was $35k, I've slowly worked him down to this point. upon more investigating it looks like the median home price for the area is around $40k, so I am wary about repairs. 

We currently have contacts in Stockton, CA, Bozeman MT and Reno, NV. 

It will send the contact information of 3 lenders that we picked and will also notify us via email. 

You can do some of the leg work on your own at first in terms of contacting the city to understand what the zoning allows.

Our agent contacted the property manager directly to ask for these items and they very rudely said it's all confidential.

This will now make it much easier for agents and brokers to share and maintain information so cap rates in the area will become more transparent to realtors.As of right now your best bet on getting cap rates for particular property types is by contacting commercial brokers or commercial lenders.

People get contacted for free crap all the time.

They responded that it does not work for them and i should contact them during normal business hours.

You can contact a list broker about getting business listings from a number of sources.