I drove to the property today and the houses in the area were pretty nice, which gives me more confidence in the town in that it does not appear to be dying.

Pretty much everyone in my area charges 10%, especially for a small portfolio.On another note, I love Peachtree City.

I used Avail and I'm pretty happy with them

I suggest you call the CCB  and tell them what you want to do .. pretty sure they will say you need a developers license like I have .. or actually I have 3 of them for 3 different LLCs its a pain but after being fined twice you learn.then I would call the department of real estate and ask to speak to an enforcement or investigator and run your model by them..

Our state is very unfriendly to investors targetting homeowners in distress, and the definition of "in distress" is pretty vague in the law itself. 

Had pretty good experience with Drew at Long & Foster.

@Michael FaudoaIf you invest sweat equity in a partnership, the accounting for it can get pretty complex. 

All as if you're going to do it yourself.That way you'll have a pretty damn good figure of what it costs to remodel a bathroom, replace the flooring in a 1,500 sq ft house, landscape a backyard, etc.That'll be an amazing education for you, and you won't have to take a contractor's word for it when they quote you a price.Also I would get the BiggerPockets book for estimating rehab costs too while you're at it:https://www.biggerpockets.com/store/flipping-estimating-physicalNot the answer you were looking for, but hopefully it's the information you need.

@Daniel DietzThey seem pretty savvy and I've put the seller financing to them in several different ways and tried to frame it around tax savings, more money in the long run etc etc.  

@Scot Poore I like this post as it hits pretty close to home for my situation currently.I would ask what is the current appraised value of the home?