What you need to do is open a few markets, get a few solid teams together, get the property funnel spitting out investment possibilities and start making investment decisions. 

Yea I understand that.

.- When do the payments start and endThis is a little tricky for some real estate investors to understand.

In Colorado, my STR clients are getting 10-12% if it's solid.

Josh, it sounds like you've laid a solid foundation for your journey into real estate investment with a clear plan and strategic goals.

I have a solid property that cash flows really no matter what and I believe is a little nicer than most comps in the area.

How certain you are about not being able to sell lots outright (up front) if I am understanding you correctly.

For us having a system like described means that we "know our numbers" which is critical in actually understanding where you are. 

There seems to be a lot of rental competition already in areas like Marietta for example, so I can understand why they would mention these areas feeling saturated.

Hard to say right off the bat which is a better option since it depends a lot on what you are looking for and your situation but speaking with a lender that understands the application of primary residence loans in multifamily will be important to help you find the right option.