Smaller investors do the biggest volume in home purchases outside of home owners.

I'd like to, but it's a question of what plan I want to pursue in those areas.Just in my central Ohio region, where I can either manage or closely manage managers, there's a volume of maybe $50m/yr in rental sales.

Buy them at a fair price, drive down your renovation costs through volume and offer the property at a price that helps you to be a profitable company offering a quality product. - Do Not Try To Compete On Price!  

I’ve only done 4 properties (2) apartment buildings and (2) houses, but they all more than doubled due to excellent buying and creative renovation.house - bought $165, renovations $40k, now worth $450. 11 unit building bought for $450k, $30k in renovation, sold for $1.2. 20 unit building bought for $400k, $500k in renovation, sold for $2.1.I’m not sure if that’s enough experience and they just want sheer volume of properties like a low margin house flipper.Any advice would be appreciate.My alternate is make $200k a year at some high stress sales job I can get through a friend. 

It is no different then a cash deal in terms of terms with emd, option, inspection. 3.I usually start at 1k if I am working with an agent and go up to 1% of purchase price if needed, if direct to seller you can start at $100 and if they question it you can tell them you do volume and prefer not to have 20k out in EMD with all your deals at once so you start low 4.

Have your tenant set up Cozy, bill with QuickBooks, use ACH transfers, or any of the zillion other automated rent collection methods.PMs are useful because of the volume service they provide contractors (faster responses and sometimes better rates) as well as being boots on the ground (for distance owners). 

I do not have the volume of other brokers because they have massive teams where I choose to work with clients one on one and do my development deals. 

On these size of properties you are talking a very small commission 30,000 times 3% equals 900 bucks.Even if the seller pays a minimum commission of say 1,500 after expenses they might make 900.What you are looking for is not the bad areas.What you want is nice areas where properties are going for similar prices as the nice areas.These properties ARE out there.They go under contract in hours to days.If you can't jump on them right away you will lose out as there are local investors ready to pounce.If you get a 700 rent on one of these properties for a manager you are talking 70 bucks a month fee.If there are not other properties in the area they could spend most of the in gas if there are problems with the property.The only company it would be worth it to is if they had volume in that area and could hit many properties at once.I get calls all the time for these types of deals and there is just not any money in it for me for the time invested.Now if you told your broker/agent find me a deal and I will pay you a minimum of 4,000 to 5,000 when it closes then the game changes.So it all depends on what a broker/agent will work for.There are much nicer areas then the ones you mentioned that have low crime.The stuff you want in Atlanta are war zones and I would stay away.The property taxes are extremely high in those areas as well eating up almost all the cash flow.If the tenant leaves and you have to re-rent with the high property taxes you are int he negative and banking on appreciation which those areas could take many years to turn around.Hope it helps some.

I can see using a dark color as well because you have the volume in the space that makes it feel big.  

If you are doing volume, it's probably better to use a realtor.