Which is why "I" personally am not a Fha fan.

@David Adler I personally am not a big fan of "partner" and mixing family with money is beyond not my first choice.

I'm not a huge fan of long distance investing, but it can be done with quality properties (quality tenants) and good property management. 

I am also a fan of Elizabeth but you need to know the areas well. 

I've always been a fan during this cycle.

I'm really curious about your market: who is using it as a vacation rental, is it UGA fans in town for the football game, or parents/family in town visiting their kids at college?

I am not a big fan of pulling money out of the house. 20-25% is only if you are NOT living in the house.

We upgraded the dining & breakfast nook lights and ceiling fans.

For those of you fans of leverage or using the bank's money...here's a provocative blog post: Why It's Not Necessarily Smart to Pay off Your Investment MortgageWhat do you think @Brandon Turner , @Ben Leybovich and other landlords out there?

http://dominion-properties.com/Development/SageOnJackson/ Interesting project ... the building envelope is not in the same league as a Passivhaus or Minergie-P, but the project does illustrate the different approach of LEEDs certification which allows you to trade off a certain number of points in one category (envelope rightness and insulation) by making them up in another (use of PV arrays and green roofs).