Ideally I would take that money and put it towards a down payment on a family home here in Texas.  

Sandy Springs seems to be doing well for SFHs but I haven't seen any duplexes up this way (you see them as you get into southern Marietta though, but may not be ideal location for you in your 20s.)

Having someone on your side that has a current pulse of the market is priceless.As far as flipping is concerned, since you are remote, it'd be more ideal for you to be a money partner and not involved.  

 I found I deal that could be very profitable for me, but it's so hard to pull the trigger on something that isn't pretty,  only depreciates, and might be more work than I expect.  

Unit 1, 3 beds 1 ba, laundry room on floorUnit 2, 2 beds 1.5 ba, laundry room on floor(Unit G 2-3 beds maybe 1.5 ba ideally w/ laundry room.)Enclosed porch offers additional space for storage x 2.

The first trip go with them to train them and after that its on auto pilot. 

Line of credit... this would be ideal but we're not sure whether we can close on our LOC in time so we're taking it off the table (for now)3.

If I had close to 30% of that to put down I wouldn't mind, just so I can stay in the area, as that would be ideal for me.

As an investor I'm often in rougher parts of town at less than ideal times.

My current house would make an ideal rental for several reasons, so my goal is to rent it out once it is fully paid off.