That program is much more cost effective for smaller projects and would still be non-recourse.HUD does not have hard minimum experience requirements but they want someone generally credit worthy and financially sound. 

Buying window units to rectify the situation is a cost effective effort and shows you are a good land lord!

Starting 10/29/18 the new rules take effect where you can do home possible conventional 5% down on 2-4 units while already owning other property.

I often ask if paying $100-125K+, for a turn-key unit, is a more financially effective play compared to buying a rehab/remodel project at discount.

If you are comfortable with them potentially leaving, I would say "Rental increases are in consideration of market rates and reflect rising cost of maintaining the property" and leave it at that. 

From everything I have learned thus far, I'd say that the Atlanta market is stable with strong potential to maintain growth. 

One of my most effective strategies is walking through the home with my contractor and having him explain the amount of work that goes into fixing homes that are in bad shape.

We have a contract with a company who maintain the washers and dryers, and collect the coins.

I have to buy 16 a year to maintain this pricing.  

Economies move in cycles so if interest rates rise exorbitantly or there is a major global economic downturn, that will effect all markets.