So I feel confident in the investment itself and it's a known quantity in terms of the returns, the developer, and the fact I have a solid property manager in place already.

I've been using profit drive so far to skip trace owners and I've had maybe a 2% contact rate with phone numbers traced and almost all email addresses have come back undeliverable.Is this the norm for in terms of the accuracy that people are getting or does anyone have a better recommendation?

The issue was that after I was told the fees and did the math, I'd be making very little in terms of cashflow. 

I am planning to reach out to the locally-based or state-wide/regional ones to see what they may offer in terms of financing for fix&flip.

From your question I can't tell if you are looking to buy your first residential place to live in (& maybe house hack, fix up, rent, flip, etc) or if you are looking to buy the 1st investment property, or where you are in terms of experience in real estate investing.You can pull together your bank statements (including your 401k or IRA even if you are not using them in the transaction), pay stubs, tax returns, W-2's, & order your own credit report & call a lender & ask them about what amount of loan on what price property you might qualify for. 

How do you figure it will be negative in terms of cash flow ?

Very lean times right now in terms of inventory.

I am aware that Cumming is an area that has grown in terms of population in previous years and will continue to grow but given the current environment prices are high and inventory is going by fast.

Speak with multiple people and see who works best with you in terms of services provided, rates, accessibility etc. 

It is a separate document: Change in Terms of Lease AddendumThis addendum dated ___/___/___ shall be incorporated into and made part of the Lease Agreement dated ___/___/___ between ________________________________________________(Tenant) and ________________________________________(Landlord) for the property located at ___________ ________________________________________.