There is a pretty steady flow of available multi-unit properties there (many more than areas of Cobb with decent schools) and in areas that I personally would consider reasonable to live for a shorter period to house hack.   

The excessive obligations in relation to income - the buyers agent also confirmed that no accounts or loans were taken during the period of 23rd July (pre-qual letter date) and 21st August (Denial Letter date). 

There you at least get to walk the property before buying, if not have a due diligence period.

First of all, thank you Bigger Pockets for such a wonderful website to connect and learn from professionals in such an efficient manner!

This confirms that it would be acceptable as long as the 50% test is satisfied on the following dates: (i) the “initial valuation date” or the first date on which the corporation makes an investment that is not a short-term investment of funds pending long-term commitment; and (ii) at least one day during each annual valuation period.

Paying a proficient short sale negotiator is worth it's weight in gold to increase the chances of a short sale being completed efficiently and in keeping a strong line of communication with all parties.

Also since private money is the first mortgage maybe there is a balloon payment due in a year or two where the seller will only be making this loan for a short period of time.

OR I invest in real estate and be paitent for a longer period of time. 

This is why having vinyl windows helps you greatly during your holding period.

Yard work is fine, though I’m certainly no pro with it.Is this just a matter of speed and efficiency at some point?