I would strongly suggest you ask parents who live in Smyrna what they think of their schools instead of relying on a message board full of people who don't have children in these schools or who are more concerned about separating themselves into the driving hell suburbs of East Cobb in order to get better schools.  

Pull a new construction permit - this process is regionally specific and varies. 4. digger should call in a locate and do their job. 5. surveyor may return to stake the foundation for the foundation crew6. foundation goes in. 7. order curb cut8. waterproof the foundation if desired.9. run underground utilities10. backfill the foundation consistent with the manner for your area, backfill utility trenches, pop the curb (while the heavy equipment is there). from here, you can start framing. 

All of these criteria would be compared to the sub market you are in and will vary. 

I'm starting with varied to little capital so, I'm going to be doing a more creative wholesaling but I'm still educating myself because I'm fairly new but I would like to build my capital through Wholesaling so later this year I can actually get it to the flipping.

The neighborhoods can vary widely street to street and so can the retail market, which is great to know regarding exit strategies.

For such a small investment, these seem so ideal.And yet I see 8 of these types of homes on the market right now varying between 15 days and 6 months on the market, which is super unusual around here.

So I can't rely on a raising rate to force the mortgage down.

I realize this will vary from market to market.

If I'm not mistaken being that this is  a  Duplex creating income,  The  refinance  would  vary in that the  bank's appraiser  should do the income approach making this  property significantly higher.

Permit response times will also vary so if you are only doing one or two houses a year, you may not see it.