Welcome to BP and REI community, Congrats first off with your RE license. great idea for diving into knowledge and also opening a more in depth chance to work with experienced investors in your area, i definitely recommend checking out the free training course here on BP as well as the information packed podcasts, and any question that pops up during the day/night definitely pop it into the search bar and almost 100% there is already a information bundle available to fill in the blanks. 

I estimated the renovations to cost close to $19k, so to be on the safe side, I sent her $25k to cover any unforeseen expenses that might have popped up.

But, those are just deal gravy.One of the big reasons why there are such eye-popping profit margins in lWA Mitigation Bank Sponsorship (as it is formally known) is that there are only two MB players who supply these credits in the entire state of Washington, and only one of them is actually based in-state.

You can also search around for your local forums to see what names pop up.

Then I'd be on the lookout for established wholesalers and investors in your area that pop up from your keywords. 

Be careful that you aren't buying into a bubble as they eventually pop. 

The problem is (and it's a good problem to have) that I have a good 130-140K sales job and my wife doesn't work so it would be tough to leave that to go full time with investing.I guess my question is, does anyone have any insight or contacts that can offer some advice on real estate investment firms or mom & pop firms in Atlanta area that may be looking for someone like me that has 16+ years of sales/marketing experience and a passion for scouting/analyzing deals, rehabbing and managing contractors, leasing/managing properties and bringing on investors?  

The "Mom and Pop" apartments that have "value add" in them.  

You're essentially proposing for there to be a surprise unknown $50k debt on your credit pop up in the underwriter's inbox at the last second!

The owner financed deals just don't seem to pop up much in normal active markets...at least in the real estate ads and mls.I have offered a few in my town, but except for raw land, I almost never see anyone else do it.