in Jacksonville Fl for example, contractors run 14 days behind to look at your project, if you get a response at all...and don't just go for free, and agents are busy..Care to share your secret or strategy?

It's tough waiting out the clock but with several active projects and a pretty good pipeline time flies by.

I project that I'll be able to invest in another multi family in another 2 to 2.5 years. 

The increase is from $50/unit due to the "Clean water Atlanta" project, which mirrors the numbers you mentioned.They compare Atlanta to NY, and if my tenant's usage approached the average usage, I'll be paying almost as much as you.

For any property with 2 or more units, 85% of the projected rent of the other units must be included in the homebuyer’s income.

Looking for input on my little dilemma.Facts:-After last house hack flip, we bought a small builder home with the intention of keeping it as a long term rental after we lived in it while searching for the next project. 

Things that successful investors also do.Construction and project management also present opportunities and experiences that would prove beneficial as a full-time investor.It really depends on the individual.

I would look for reno projects to create equity and hopefully in a bit you will have the equity to 1031 into something like that.  

(Unlike those great projects like the Big Dig in Boston, which had permits out the ears, and was inspected a million times, and still turned out to be crap work.)I think of Georgia as a relatively free state, but then I think that about Arizona, too and found out recently that you need a license there to be a painter.

So if you are into doing some projects yourself, it may make sense to refi and pull out your capitol.