Everyone knows these new ipo taxi models need to be profitable quickly or lose appeal to investors. 

You need to find out what criteria buy and hold investors in the area like.Figure out how to make that number appealing to the seller because at first glance, it will not be appealing at all.  

I have been looking in to the market and think it looks appealing.

The biggest difference in price is the area the units are located.I would say that while your new construction unit will be much more appealing than an existing house, that does not mean it will rent for significantly more money than existing units (assuming the same features, bed/bath, finishes).Most of my units (except 3) were ground up new construction built specifically for long term rentals. 

I spoken to many lenders and some appealing but wanted if anyone here can referred one they have worked with in ga?

Renting out rooms likely only appeal's to college students or maybe even recent grads which dictates the area that makes the most sense to buy in (near universities).

I would like to acquire more properties but a conventional loan with 15-20% down doesn't look appealing.

I know i should just start and I'll lean on the way it's just as i was thinking of the deal and trying to visualize it I couldn't picture how to get the rehab money .

The only other reason starting with an LLC is appealing is the part where you transfer properties in your name to the LLC.

See if you can lock it up under contract and paint it, add curb appeal and sell it for a higher ARV.Sometimes a minor rehab can change the look.