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For a 16ft (4 - 30", 1 36"sink,1- 24" DW,  1 30" microwave cabinet. 2 - 18", 1 30" for island (10 total boxes @$400 each installed)) of counters/cabinets, I'd expect a $6500 cabinet and counter budget which includes sink and hardware.    24sf of cabinet counter + 12sf x $40/sf budget placeholder is $1440.  

Also, some quick online searching shows vacancy at much closer to 10% than 5% for that area.Overall, I don't really know much about the Fairburn market, but another quick search online shows that the city is growing, which is a plus.

I'm searching for my next property with them now.

You could also run a “quick title” search for $50 with a local title company to make sure there are no outstanding liens on the property.

I have, however, done some casual searching online for local credit unions, and have found at least a small handful that will lend higher than 85% LTV (with less favorable terms, obviously).

In trade, you get to be on a podcast (btw, search for Gary Vaynerchuk on YouTube, he's the guy, and he says SM/Podcast/Youtube the future).

If you search the forums there are loads of threads on this topic.

I've searched on Google and I have no idea where to start.

Search for her name and send her a message or PM me.