Personally I would either sell and 1031 exchange or refinance the properties and pull out equity or just raise private money for the deal. 

I’m born and raised in the area so I feel I know it fairly well.  

I also recently had a tenant who told me he would be home to let the pest control in.... in 8 months, he never did  (even though we paid $$$ for the service), so when he moved out.. lots of roaches!  

There must be a service somewhere.

When deserving folks let me know they will be late due to not being able to work temporarily I give them a social services list.  

If they're still sitting on the property a year from now and desperate to sell and yours is the only LOI they got they will likely call you.Also, you can negotiate up a bit from that if you think you can raise rents or lower expenses so maybe you let them talk you up to $500k in that case.

@Brian Halstead  I have been using Bob Peppe @ Pelican Insurance for more than 6 years,   he is the best on the area, good price, excellent service, great guy,  investor oriented 

I use http://www.resimpli.com/They seem to be priced significantly lower and have great customer service.  

Good evening Hope all is well, I am new to real estate Investing my partner and myself run a painting service company residential/commercial in the Atlanta metro area.

I would then offer a unique service to potential buyers/sellers (that no one else offers) that is a tremendous value.