Shoot, if the deal is good enough, and you're knowledgeable and professional enough to convince a private or hard money lender your deal is a great bet, you might get 100% financed. 

I am trying to avoid receiving application payments in the mail, driving around town to meet tenants and physically picking up payments, and expensive property management software. 

Honestly, your best bet is going to be paying an agent to go look because they should know what they are looking for and know the areas well enough to advise you. 

Here is whats on my list:Gresham Park, Grove Park, South atlanta, DecaturIs OTP a safer bet for a first time flipper? 

My bet is that the state stops Austin in its' tracks on this one.

I'll bet the fines are steep when they catch one.

You could make 5 deals, you could make 0 deals.My point simply is this.If you have 2 people both new looking to start into this business.One decides to get a job at Mc D for 3 months and the other decides to drive for dollars for 3 months.I am willing to bet that the one that saved up their money on the Mc D job and dumps all that money into marketing will reach 100K faster than that person that jumped into d4d immediately.So what does it all come down to?

I bet you would trow that net and catch some fish to devourDo you care which type you catch?

Your best bet would be to talk to your local CPA and go through your options. 

I probably will have to get her out, but I can't do it now, till she's physically strong again.