Driving around I was amazed at the amount of inventory on the market. 

It sounds like you might be an accredited investor based on the amount of equity you have, so you could potentially put part of the money into a syndication.

The remaining amount goes into a spending account.

There was no max amount that could be charged over the years, or limit to how high or often the HOA fees could go.

(That's owner occ, sfr, 20% down, no HOA, perfect FICO, and loan amount below $450k at a cost of 0.5 to 1 pt.

Can the investor credit the tenant/buyer an amount equal to the option fee at closing as long as it's in the purchase agreement? 

I personal had insulation redone in my house and low and behold when I sold it it was worth a percentage of that amount higher than I thought because of the way it adds value.If you have any further questions please tag me.

Also, it is difficult to find a decent road with a low amount of boarded-up houses, so I think I will shy away from that area until I get a partner with some experience.Mcdonough and Kennesaw are two areas I haven't really looked but being from Atlanta I can see exactly what you mean.

The amount of information available can be overwhelming but I try to learn something every day.

When I see it the amount is 12-15% but I see people in your position utilize that huge equity as an easy way to get private short term money from friends and family and then clean it up on your cash out refinance on the new property.At the same time look at your cost you pay for the existing loan vs a refinance.