The Atlanta water department is not going to clear that existing bill without a good fight.

Quote from @Raj Patel: Added commentsMixed Use: - Longer vacancy times - To get a tenant, you may pay a LOT in TI (Tenant Improvements) - You may be less likely to get in a lawsuit, but if you do get into one, you may be in a fight with a sophisticated business owner, not an unsophisticated individual. 

While I am capable of holding onto a property like this, I fear for the newbies who have very real risks of not being able to hold onto the property long enough to get out from underwater.Because the buyer of this property is likely to be inexperienced and not know or think through all of the items discussed here, this strategy may put you in a ridiculous position of power for at least the next decade over the buyer. 

Golf course was offered by county to capable developers How did you finance this deal?

The banking capability in Stessa is compelling.2) Rehabbing - I can do some finish work myself with a handyman close by who used to work on the units for the owner, and have him for day to day maintenance help.

Unfortunately if the previous owner also fights back during this process it could be very expensive (since a quiet action title is actually a lawsuit).

Have good liability insurance so that the insurance company fights to protect you

But you do need qualified subcontractors that are capable and skilled at their particular trade. 

After 3 or 4 years of the county fighting our neighbor, they passed a very restrictive ordinance that affected both the neighbors property AND our property.  

Residents are fighting new industrial developments thereby raising the value of existing industrial buildings.