So not smoking hot deals.

The market in Atlanta for multi's does seem very hot.

I got a hot lead by driving for dollars and am meeting with her this Tuesday.

The FIRE movement was really hot, no pun intended, early this year and I have not heard much about it.  

We are in a hot market, where homes sell before officially listing, or after being on the market for a few days.

Seek a software too that will help me identify hot areas in any state I should be buying 2-4 properties. 

Of course there are other expenses like pest control, etc but as far as things that would normally be repair/maintenance, like plumbing parts to replace a leaking hot water heater hose, are now capex because they are part of a brand new hot water heater install or a bathroom remodel?

I have 15 private offices and a 900 sqft hall for hot desking.

My recommendation is to either just give a ballpark--30K-40K rehab or to skip the rehab number altogether and instead list the items that need repair (Ex: kitchen needs to be updated, carpet in bedrooms needs to be replaced, hot water heater needs to be replaced, half bathroom needs to be updated etc) and provide lots of photos of course and that should be enough for an investor to make their own determinations about rehab costs.

The first step everyone needs to do, to get anywhere near accuracy in "what's next", is to THROW OUT that garbage thought pattern that the housing market is a light switch that operate in either "Red-Hot" or "Crash" modes.