Even with GA was a mega hot spot for investors, it was still SFRs mostly. 

I think my major blind spot is that I can't even conceptualize something this size.

I want Jane to move her stanky hairdresser equipment so I can rent to a nice CPA who is so serene and predicable that it made Buddha cry sweet tears of jealousy. 

I'm considering folding b/c my husband has an ATL base starting in Nov so he no longer needs to commute to this location for work; AND it seems that our sweet spot niche is souring with a lot of cheaper competition...We did make one house a traditional rental with solid margins but the tenant quality isn't as good versus our niche and it has been a headache.

Personally, I am walking the properties with a contractor who can spot many issues and give me a quote on the cost to fix, then I can adjust my offer accordingly. 

Leveraging yourself with the majority of cash on hand can leave you in a bad spot.

My concern is that you seem fixated on "a 6-10 unit building", perhaps because you think that is where your sweet spot lies.

@James Canoy besides the stuff mentioned, we did about 40% of the floors, tons and tons of paint, some trim work, gutted and redid one bathroom and kitchen, replaced all the appliances, two water heaters, built a small shed for an oil tank, some capping on the roof, just a few spots for wall repairs, poured a walkway, and redid a lot of the plumbing lines (lots of leaks).

Hi @Shai Shlibovsky there are many hot spots in Oklahoma City right now that are great areas to flip right now due to the recent appreciation in property values.

Most people aren't in a tough spot and need help, and how many procrastinators do you know in your own life?