From Raleigh's only Krispy Kreme getting some big renovations to the Litchford 315 mixed use project opening up in the upcoming spring, we are expanding to some incredible heights.

what other techniques should I be considering?

I second @Joseph Firmin, Atlanta is an incredibly diverse MSA with something for practically any type of investor.

That is incredibly valuable.

@Amelia McGee I have bought dozens of units with inherited tenants and it is incredibly rare that it has gone well.

Another technique that I try to do is I will get multiple estimates from non-affiliated contractors just to make sure I am getting the best deal. 

Also, remember that the reason the prices are so high is that these areas are incredibly desirable, which means you will likely have a different caliber of tenant and property than in some of the "cheaper" markets which could mean fewer challenges as a landlord.

Wondering what's the technique to find great sponsors who have a decent track record?

@Michael Archard adding on what the others said above, specifically with regard to the potential audit risk that would come along with doing your own cost seg, make sure to study the Cost Segregation Audit Techniques Guide for all relevant information.

Something similar happened with a door not closing properly, where it was just a simple technique to it closing, unfortunately those small things are on us.