@Matthew Truncale, I would recommend looking into house hacking a small multi (2-4 units) using an FHA loan for 3.5% down, house hacking a single family home with an in-law suite using 5% down conventional, or looking into a 203k loan and building equity in a property that way. 

Purchasing in the path of progress is much more effective than purchasing in A/B+ neighborhoods with good schools.

This duplex was converted before zoning laws took effect in the area, and was grandfathered as a legally non conforming structure, listed as a duplex. 

If so, find a place with a suite and move into the suite and rent out the main part of the house while you live in the suite.Keep living like you are students even when you get jobs.

My question to you all would be: how can I use these next 8-10 months effectively to move towards my goals with real estate investing?

This and all its negative after effects caused a 2 years delay.

I've even gone through some of their coursework and found it to be thorough and effective.

I would not do all 5 at the same time since you do not know if some or all will move out and wreak havoc on cash flow.If you are going to remodel and then raise rents, you can space out the projects / tenant move out dates to suite your cash flow and rehab budget.You mentioned that the numbers work at a slightly lower offering price.

A hairdresser would be a problem as they'll have customers.As to zoning, my dad had a mixed used property in a residential zone, a zone with properties before zoning laws went into effect, and commercial use is grandfathered for him.

@Steven Harris hope this advice helps you too but feel free to reach out anytime if you want to chat more about the Atlanta market and opportunities that suite your current goals and capital.