Personally I first focused on SFH to rent and hold, then on some flips with minimal rehab and one commercial in the mix.

But @Holly Nunya is hardly the first person to try wholesaling with minimal background.

If you are only interested in a few zip codes, it will be a short list so mailing cost will be negligible.You are a cash buyer, so if you find a seller that is interested in quick closing with minimal contingencies, you should get a nice discount and increase your CAP.

I'm trying to handwrite most of these starting out to help minimize costs.

Usually I'd suggest backing off the beveraging or pills.

Is there a shot or pill to take the edge of the excitement?

At this point, I want to minimize the tax penalty for effectively flipping this property if that's possible?

To minimize the time, make sure your architect, engineer and surveyor are all familiar with City of Atlanta permit/drawing requirements.

Yes, all of us would rather manage a few larger investors than many smaller ones, but this could probably be done with the right staff and minimal time.The cap on what an individual sponsor could raise in one year. $1 million might be too small to consistently make it feasible, but I am sure there are some smaller companies that could use the extra capital to make it worthwhile.

Interest expense does lower income, however I don't think there is any sound reason to pursue what you're suggesting.Most buy and hold investors either want to maximize leverage in order to obtain more properties and get a better cash on cash return OR minimize or eliminate leverage by owning rentals free and clear which lowers risk and negative cashflow during vacancies.What you're suggesting is to pay off the bank faster (i.e. pay less interest) so you can refinance sooner and pay more interest.