If you have zero reserves, i'd be willing to bet you are either not collecting or you guys had some serious repairs come up in the past couple of years.

Sounds like being an owner occupant may be my best bet for my first purchase.

Your best bet is to find others with his disability or similar ones and get him into some sort of group home and he will have some money from SSI to buy him clothes and a little bit of spending money.

In NC and SC we are seeing more end-users having cash-money to purchase homes from you for all-cash, versus some sort of payment plan arrangement.

It will all come down to how much Atlanta has to pony up versus the developer and the main tenant ( owner ).

I bet lawn/Snow is closer to $2500

It seems like a safe bet to me that inflation will stay where it is or increase in the medium term or long run.  

So even if you get increased rents it could take years to get it back to break even versus a unit needing 200 to 400 to spruce up and it's ready to rent again.Make sure the voucher is covering ALL the rent.

Learn wholesaling (or what tactics a wholesaler uses versus a realtor)3.

We later refinanced them in one of our names, you might have to wait a couple years to do so but unless you would hit your 10 property max before then it might be your best bet.