@Alex CottmanI'm surprised this thread hasn't gained more traction with Atlanta investors.

As far as not renting for what you're told it will rent for, you can reduce that risk by only working with a turn key company that places the tenant before you close then you don't get any surprises. 

I don't think you should expect a lot of appreciation that far out in the suburbs but maybe I'll be wrong and you'll be pleasantly surprised. 

To find these types of deal, surprisingly you'll find them on the MLS all the time however, they probably are priced out once it hits the MLS.  

I manage multiple so it gives my team enough time to fix/repair anything during the same day check-in.If I was only managing one property I would probably still keep it at those hours.I ask my guests to put the place back how they found it as some like to rearrange furniture for their own convenience.

@Ronny Johnson - I have also been very surprised how much EC/Hammond/Gary area has changed!

What they often conveniently forget to say is that oftentimes the people who get shot were involved in drugs, which could easily happen at home too. 

When calling smaller banks don't be surprised if you have to call 200 banks to find a loan that is suitable for you. 

Higher liability is surprisingly inexpensive.Earthquake insurance is also all over the map.My strategy is to throw some of my portfolio at insurance sales people looking for business. 

Surprised you have never heard of these two, look them up.