Turnover, damage to units, limited rent growth led to reduced returns over the long haul.The people I know with millions,tens of millions, or even more do not want to own a bunch of SFR rentals in low income areas.

So, get ahead of the curve by either pricing realistically, or reduce once or twice by a significant amount to get the traffic.

You'll save far more in taxes and reduce headaches significantly, especially if you are growing fast!

I need to reduce my mortgage costs!

Long-distance Landlords typically let properties deteriorate or allow bad tenants to damage a community.A good PM watches your property, inspects the interior regularly, choose solid renters, removes bad renters quickly and efficiently, reduces vacancy, handles maintenance quickly, keeps your property at market rates, stays current on the laws, and much more.

Explain it was appraised at just over $406K and you factored in the condition of the roof and deck which is more than covered by the reduced price. 

It may be best to consider insuring your own deductible at a very high level to reduce the total premium, but not be as exposed as self insuring completely.

The larger challenge in my opinion is going to be finding a 4-plex in metro-ATL that will not be sold from under you because of the speed and reduced contingencies your competition is going to present for anything on MLS.

Here are some benefits for Home Possible:  Reduced Mortgage InsuranceLow Down Payments: LTV of 97% on 1 unit & 95% on 2-4 units within standard conforming limits.LTV of 95% 1 unit, 2 unit -85%, 3-4 units 80% for super conforming.No income limit area's can be looked up on Freddie Mac’s website; Freddie Mac Home Possible Eligibility

You will only have one closing instead of several, reducing the various fees you will pay through the multiple loans you are proposing.