Real Estate laws vary by state, but it is typically (if not always) illegal to market property that is not yours or that you do not have an equitable interest in.

I know I can't just rely on the retail sites.

They rely on hobby landlords going on gut feelings and instinct.Take applications from every interested person, pre screen then proceed with screening the most likely best qualified.

(This may vary due to your location but):I happen to like Goodman and Amana hi-efficiency furnaces (95-97% - natural gas) and so does my HVAC guy Dave, those are our go to lines.What furnace do you use and why?

I interviewed loan officers at several banks of varying sizes in Des Moines within the last 1-2 months.

We live in Austin TX so we would have to rely on a solid company who won't rip us off and who can manage the property or refer someone who can.

No you will have to show proof of income or a track record that they can rely on.

Rates vary but are usually much lower (we usually get from 8-9% with no points).You want to have built the relationship beforehand, but usually you don't bring a deal to either until it's under contract.

The risk is you lose control over the rehab side and are relying on the contractor. 

Keep in mind Decatur encompasses City of Decatur (30030) which is separate from unincorporated DeKalb 30030 + Decatur includes 30032, 30033 and 30034, all very different Decaturs with varying degrees of appreciation and definitely price points