I am also a huge fan of East Atlanta and I feel College Park is a hidden gem. 

1st lesson: act fast when you know you found a gem.

Having said that, finding a rockstar agent (one that can connect us with the team mentioned above, and can FIND deals) can be a true gem...

If he is older explain the tax benefits if he can owner finance for you and if he ask you for how long will you need me to (You say how long can you afford to allow me to pay you for financing this bldg).To me it seems like a alright deal, yes you will be cash flowing a little, but you have to think in this wise, am I set up to handle any maintenance issues or tenant moving out.I would get a home inspection to see that there is no hidden problems with the bldg and TRULY this deal will hinge on the motivation of the owner.How much can you afford to put down if he ask for 10 or 20% are you able to put that amt down and let him owner finance the rest?

If I were the one deciding on which deals to pursue, I'd spend the majority of my time validating the accuracy of the assumptions sitting in that sheet.Also, you should really password protect access to your VBA module if you don't want people snooping around your hidden sheets/cells.  

What is great about Pueblo gets hidden to the casual observer.

That being said, Norristown is not quite a "gem" yet, maybe more of a coal that has been put in a pressure chamber and is bound to shape up.

Depending on that answer, I would say you may or may not be ready to invest.Real estate has a lot of hidden costs such as title fees, lender fees, appraisals, inspections, so forth.

@Jay Chang “In business as in life-You don’t get what you deserve you get what you negotiate” . 470 pages, but have some gem lessons.

But how about the more hiddens - electrical work, plumbing, roofing etc. ?