Start with these 4 steps:1. contact a Real Estate Attorney who will gladly help with the writing sales contacts and will close the sale for you.   2. contact a Mortgage Broker & Bank Loan Officer to refer potential buyers to so they can get pre-approved if they don't already have a legit qualification Letter   3. contact one of the sign post companies to come out and plant the typical real estate post in the yard to hang your FSBO sign 4. have a FSBO sign professionally made with a rider sign underneath By Appointment ONLY with your cell number.5. put together a flyer with pictures and info, sales price, etc. to email potential buyersInitially, you'll get all the neighbors calling, acting like potential buyers to see what you are asking for the property. 

Don’t know GA law, but typically yes, no court judgment is required.

I paint the walls but I don' t replace the paneling with drywall.I rip out bad kitchen cabinets but I replace them with craigslist used onesI leave in old carpet if it is still in good shape but not a nice color. 

Is it then taxed as all 'recapture' since that is typically 'due at sale' (as in seller financing situations) or is is 'prorated' as part recapture and part capital gains?

Built on top of existing back porch.Exposed wiring in the attic that lead to non GFI outlets in the soffit.Outside had not been painted in over 15 yearsWhat was done: Trash-out and DemoTear down Sun room and repaired porchProperly repaired electrical in atticPainted inside and outside of house.Painted roof (yes, you can do that)Replaced floors with new laminate and carpet throughout the houseReplaced old almond color switches, outlets and covers with new white onesNew lights and fans throughout the houseCompletely redone bathrooms with new tile, vanities, mirrors, lights.

you should check it out.. he makes some that are out of recycled glass and are real fun with all sorts of color mozaics.. and local to Charleston.

What would be a fair typical rate the investor would offer ?

If I got with Agent Y, and his clients opt out...now I have to put the property back on the market, and will typically get $10-20k less because my listing is now stigmatized as the public will believe something is wrong with the property.This is why I am hired, and why I am good at what I do, because I know Agent X is going to close. 

I'm really interested in your all opinions regarding condos and associated HOA fees, versus the typical SFR or MFR property. 

A private money lender is a private individual you know or have a relationship with such as a family member friend, business associate, dentist, doctor, etc and they are typically not licensed, they are not advertising or looking for you, you need to find them.