Definitely an area where you need an ear to the ground with regards to each cities, and not for the faint of heart!

This is just another method that I have personally have had success in, its shocking how many people want to be in real estate, but they just don't have the time to do the ground work.

Practice FSBOs script my listing presentation stuff like that. 8-9 morning ascent we chat our affirmations, write in our journal for ten min of things we are grateful for and things we want then we have a motivation message by one of the brokers or owners of the company. 9-12.

I would describe Athens as stable and consider it to be somewhat of a middle ground between Madison and 35810.  

Now I connect with Realtors on the ground that know the neighborhood well, I also always ask about their network of Property Managers, number of General Contractors in their network (so I'm not waiting for a GC to finish one job before they get to my property), if they regularly deal with Out Of State Investors, etc...    

You should only agree to pay per progress arrangement, and have a 3rd party to be your eyes on the ground. 

Sufficient volume - cover enough ground so you don't need to ask yourself if your lists are accurate, or if these sellers are motivated enough.

Note that Lien's response was NOT for new / ground up construction it was for refitting / reno. 

I've learned so much going to meetups, talking to folks on-the-ground, and learning the market.

And the fact that you've never done any deals (let alone ground-up construction, in the city no less) makes me very nervous.I think your construction costs are unlikely.