These sellers typically want a fast sale to move on with their lives and avoid ongoing conflicts.Relocating SellersPeople who need to relocate for a new job, military deployment, or other personal reasons often seek a quick sale to avoid the burden of managing a long-distance property.Inherited PropertiesHeirs who inherit a property they don't want to maintain or manage may be eager to sell quickly.

That's how I personally invest nowadays.

Second would be connecting with RE folks in your local market either in person or here on BP.I think house hacking in McDonough is a great place to start.

House hacking is how I personally got started with real estate investing and how I help the majority of my clients get their foot in the door.

I have locked up one deal off the application and have offered in person on 2-3 other deals.

In my research, im finding the watch out is that if we do a quick claim deed, the note could be called due in full.

Then go and get a good umbrella policy personally. 

@Tracy ScottScour the HOA docs for wording involving occupancy such as, "not more than three (3) persons not related by blood or marriage living and cooking together as a single housekeeping unit."

Really making sure that you stay on top of that person (contractor, you, architect) on the ball by following up with the city to get that permits done in a timely fashion. 

(I've written about the topic on the forums many times).I also have personal experience rehabbing properties with structural issues (unfortunately).I've bought and rehabbed properties in almost every condition imaginable, but I've never knowingly bought a property with significant structural issues--that's my one deal-breaker.