Where problems arise is when owners don't think they have to pay for certain expenses because they hired out PM.

I am keeping my eyes peeled for one though if the opportunity arises!

I definitely plan to keep looking on HAR as I see that is the most popular website.

Here in Atlanta, most of the popular meetups have gone virtual.

Unfortunately I don't think you'll find returns are more favorable in Athens compared to other submarkets of ATL.My recommendation would be to niche down on 1 or 2 counties and then be ready to get aggressive with your terms (reasonable DD, higher EM, shorter contingencies) when the right opportunity arises.

For income they may use either the GRM (Gross Rent Multiplier) or Cap rates approach (the more popular method). 

What pitfalls would potentially arise? 

The BRRRR method seems to be the most popular strategy I am seeing in today's market.

But these popular images of L.A. belie the reality for millions of residents, many of whom are considered "essential workers” and live in dense housing in even denser neighborhoods, at a time when public health officials recommend working from home and maintaining social distance.

Here is a guide to some of the most popular ways to fund your BRRRR and the advantages/disadvantages.