Make sure your purchase has a strong potential to over come the costs of those to taxes within a short time frame.

Newer brokerage policies in our mls have more clearly separated listing and buyer broker fees, so you can likely interview nearby buyer brokers who will provide the service for a set cost or possibly work with you to represent you on an agreed upon sales commission where if seller doesn’t offer to cover it, there’s a minimum you’ve agreed to pay to broker on any purchases that are realized through their service.

Short term gems, mid term gems.

- Short Sale/Sales Team, Rehab Team, etc with multiple WILLING people! 

I am not sure what else I can do to be able to locate owners and contact them, short of hiring a private investigator.

I have two condos now, and looking to invest about 250k in a new property. ideally, i like the steady stream of renting vs short term rentals. 

They didn’t go as strict as they threatened, at least not yet…https://www.atlantaga.gov/government/departments/city-planni...2 properties maximum and the first one must be  your primary home… so be prepared to move there and pay state income taxes  https://www.atlantaga.gov/home/showpublisheddocument/54610/6...you and your landlord will have to get this form notarized.Please just make sure you have a plan to keep making rent payments after your short term rental plans are banned.  

If the seller is not offering buyer broker commissions isn't there less incentive for a buyer to write their own offer?

I found that Air BNB and Booking.com were the best platforms for finding and managing guests for short term stays and that furnished finder worked well for mid term rentals.

But also, yes, house hacking is probably going to make the biggest difference in your life in the short term if you have a decent w2.