My plan is to D4D or pull list from county and begin marketing on a small scale but with a buyers mindset (whatever doesn't meet my criteria, ill whole sale) I am a little lost or should I say would like to get investor opinions on my plan and gain some insights from you all.I don't know much about financing or rehab I have never done it and it feels intimidating while supporting a family

If you're planning on using traditional financing, your DTI will come into play.

Then it actually is a solid plan to mimic the rain by spraying a hose around the house.

I think I am almost ready to buy a condo - $270k with rental potential of $1950 and HOA+Home Insurance of $400 in decatur.

The only true way to price new construction is to design the basic plan, then price all the finishes from the least expensive to the most expensive options you would put in. 

This means building contingencies for vacancy, repairs, insurance increases.

I am planning on doing floors, bathrooms, new AC, and other things so most of the house is getting fixed up.

This is making it difficult finding insurance carriers willing to offer a policy.

@Connor HeatonRead the specific HOA agreements for each community you plan to invest.

This would be my first subject-to deal so I was curious if there was anyone who could provide some tips or support me in the details (paperwork, insurance considerations, using a land trust or not, structuring the terms advantageously, things to look out for)?