Have about 3000 sq. ft of store front space in a heavy traffic area zoned for retail/office.  

I walked into the house and the house was filled with heavy oil smoke.

I choose this route because I feel there would be less competition rather than a pre foreclosure list

But because the Atlanta market is limited and competition is fierce amongst cash and conventional loan buyers (I'm approved for fha) I said I would consider a SFR for now and then purchase an MFR with my home equity.So we will see😃👊

Joseph Salegna we invest in several areas in the Midwest where prices are much more competitive and cash flow is nice.

There are more people in it now and their competition has changed some of my thinking.  

Corporate world would accept no less than 3 bids, on projects that were outside vendors and after being in business for a long time to get competitive bids when passed over before was hard to call them back and expect them to show and give another bid.. depends on how big the project is and how hungry they were at that moment.. 

Usually there is a period where only owner occupants can bid, which helps to eliminate competition from investors and helps revitalize neighborhoods by minimizing the % of rental properties.

Most investment ideas I see around here are very time and effort heavy, which makes logical sense. 

What I mean is you will always have un-seen things that come up but that's all part of knowing what your buying and figuring numbers heavy so you can see your way through it, make some cash, and replenish your HELOC.