Note the market nearby is very hot, very few homes on the market and I was considering 55 plus housing to gain density plus address the lack of options serving  this demographic. 

What are vacation rentals nearby getting in rent?  

Can try zilby, zillow rentestimate or look around Craigslist for nearby properties.

Hi Everyone,My wife and I are new to real estate investing but we have been looking at a few duplexes nearby that are coming out as a good deal when we run the numbers on them, but I wanted to get some input on lease agreements.  

If they do not have a nearby, properly rated outlet, they may run extension cords to operate it, creating a fire hazard.

However, if you have "Karens" nearby or if the city has a reputation for strict code enforcement, it may be worth obtaining necessary permits to avoid any potential issues down the road.

You should interview a couple and see if you connect with anyone.If you would like to work with someone nearby - you may want to consider looking into Atlanta since it appears to be closeby to Cumming.

And have about 5k monthly income I can use to cover negative cashflow.There are no cashflow positive properties in my area and am very reluctant to look elsewhere because I would like to have it be nearby, and dont want to complicate taxes by adding another state. 

I understand the county can use either cost basis or nearby comps, but that is going to be a huge range for me and will have a major impact on my annual tax bill. 

I appreciate the thoughtful response, @Brenden Mitchum - this is about what I expected to hear in terms of difficulty of finding deals.I think your point on whether to grind it out in ATL or to pursue a lower barrier to entry market nearby is the key.