The other contributing factor was the poor property management and sponsor asset management of the properties.

3) Buy a few out of state properties directly through an agent and work with a property manager to manage them? 

For example, I mention that every adult must pay a $30 application fee, pass my credit/criminal background, make a combined income of 3x the rent, and whether or not the property accepts pets.

I will say unique properties can sit since you are finding the "right" person.

I'm considering making an offer on a property that is listed as a 2 bedroom 1.5 bath as a long term buy and hold property to add to my portfolio. 

Verify that the info of that landlord is correct through property records. 

My primary experience recently w/ Atlanta wholesalers has been mispriced properties due to the additional margin added.

My issue is properties have appreciated a lot since the last one.

Hey Ryan, welcome to the BP Forums.Three properties in a year is really impressive,congrats!

Quote from @Henry Jay: Hello, me to real estate and look for knowledge in flipping and rental properties.