Also, if in an assumable fixed rate loan with plenty of term left, the owner can sell at a premium due to the favorable financing tied to the asset.  

So most don't both because its extreme right now and judges are leaning heavily in the favor of tenants.

It has never cost more to buy oriented strand board, known as OSB and used for walls, Southern yellow pine, which is favored for fences and decks, or ponderosa pine, which is popular in cabinetry and interior trim.Many engineered wood products used in new construction, such as I-joists, are in short supply, and mills are backlogged with orders well into March, the pricing service said.

The downside may be the pretty steep purchase price.Single-family with a house hack, ADU, DADU has a lot of Plus like being relatively cheap, low money down, favorable loan terms,.... but on the long term, not a lot of investors want to have 50+ single families.

My reason for selling was because the POA there, as well as the significant population of permanent residents, are not in favor of short-term rentals. 

I've got well-off buddies with kids close to 30 with 3 degrees still living in the basement - Which isn't a favor to the kid.

The sales contract had a clause that buyer or seller can pursue errors and omissions after closing, So I reviewed the closing documents where I found a ton of omissions in my favor.

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.

The GRM calculation showed the property was worth nearly $100k more than comps, and yet once completed, the appraiser did no budge on value.The one upside to sales comps, is there can be a wide variance on what your finishes are worth, and if you can show impactful before and after photos, as well as a large list of improvements, you might be able to get the appraiser to swing the value in your favor accordingly.

The market is definitely in our favor right now!!