@Bill Gulley  there are many services that simply data mine the recorders office... and give a notice of the NOD's.... which happens way before publication in many states.. like months ... so to waite for publication your way behind the curve... 

I completely agree with you though, management for anything up to about 60 units, or really even 80, is very difficult. 

Do you have a list of application guidelines what you require as far as a credit score employment income, all occupants over the age of 18 must complete a separate application as well as pay for and pass a separate credit check.

A rental house is simply a rental house, limited exposure a far cry from multi-family complexes.

It's not a bad idea to flip a house that you don't live in, while you continue to rent.Another option would be to use "house hacking" - buy the house with a standard or FHA mortgage, live there while you make improvements, and sell ASAP after completion.

I'd go ahead and offer without the POF unless that's completely uncustomary in your area. 

I'm a complete newbie to real estate investing but I have several different strategies I want to learn about.

Hi Dorothea,We are a licensed General Contractor in the Atlanta area with over 20 years experience of building quality homes and completing several rehab projects in Atlanta and surrounding counties.I look forward to hearing from you soon.ThanksRobert

So  now I am looking for a reliable and honest contractor to complete these projects.

I'm not completely sure but I believe if you open an LLC, which would have no prior income, the lender would look at your personal income statement.