Hey @Tom Pubins - I would highly suggest using www.hemlane.com they syndicate to many different sites and have a very clean platform to manage tenant screening. 

Your realtor friend is telling you the truth, for I work in the Gwinnett area for the high paying careers are further North of the city but I am a resident of the Dekalb area.

Now that I am going into the high season im trying to figure out how high to push my prices without staying vacant.

Just finished the book how to invest in real estate: ultimate beginners guide.Also, could I ask help from you great realtors here on evaluating my first investment and do you think it would be a good first step?

Anne  Your welcome the over improving the properties is rooted a lot with turnkey companies and brokers .. you know the granite and stainless and other higher end finish's that look great to an investor but really are not necessary for a renter.. 

In my opinion, you need to be able to estimate rehabs at least at a high level on your own.

In this area, where the values are so high per sqft at sale, there are always deals to put together.

DSCR loan with rates on the based upon your ltv I would say high 6 to mid 9s depending on FICO and debt service and LTV.2.)

Question I have that I can't seem to find a clear answer on:I am going to finish renovating a property this spring, and would like to immediately sell and flip it using a 1031 exchange into more units.

The reality is, it's not going to last.Only those hosts treating this as a business and offering the best product are going to keep both rates and occupancy high.