After expenses, which included a special HOA assessment and a month's rent to my agent, 24 payments of $1595 ($38k) left ~$12k in rental profit.

Tyler, after Lehman you need both a 750+ FICO AND a 80+ PayDex which will require a EIN/DUNS maybe reporting vendors/suppliers or you can go directly into business credit cards if you have a good FICO and then credit lines/loans after those are reporting.

It’d go to an attorney and a title company.

They have a farmers market weekly and a nice conservatory. 

I am a contractor in Atlanta and a $15/sqft rehab is basically interior paint, paint cabinets, countertop, new tile, new fixtures, flooring, etc but you have no room for any system upgrades or any problems to arise (rotted floors, faulty wiring, etc)

@Cody L.There are several thousand taxing authorities in Texas and a low  percentage participate. 

Home features 2050 sq ftm 3/2/2 with a over 500 sq ft basement and a 24x24 shop.

I've been investing in multi-family properties for some time now, I purchased my first house hack 2 family back in 2012 and as you probably know, if wasn't as competitive as it is lately.  

A shell, as in just a floor, walls and a roof?

The tenants have a laundry/ dryer hookup, and a small storage area in the basement.