Thanks for the quick reply. 

This is a general safe guideline for a newbie investor in the commercial real estate space.I hope this helps you. 

Places that are growing, Also, I'd do a quick few hours of digging on even zillow, and get some data points of highest ratio of average rent price/average sales price of SFH.This will get you pointed in the right direction to get independently informed...

Pull the trigger quickly when a good deal shows up. 

To be safe it should be around 120 degrees.

I would really love to hear evryone’s thoughts on franchise vs self starting, especially the marketing aspect of it, do PM franchise (and the brand) really help in getting from 0 to 100 units quick and is it really worth the upfront cost and ongoing split.

That would be a quick and easy way to connect with investors in the Augusta area.

I have found using Redfin for a quick analysis is useful a tool, but won't hang my hat on it.

To be safe, you can use a state standardized lease or run the lease by an attorney in your area. 

Much better to refinance with a safe equity cushion and save up for the next investment property.