I am planning to reach out to the locally-based or state-wide/regional ones to see what they may offer in terms of financing for fix&flip.

From your question I can't tell if you are looking to buy your first residential place to live in (& maybe house hack, fix up, rent, flip, etc) or if you are looking to buy the 1st investment property, or where you are in terms of experience in real estate investing.You can pull together your bank statements (including your 401k or IRA even if you are not using them in the transaction), pay stubs, tax returns, W-2's, & order your own credit report & call a lender & ask them about what amount of loan on what price property you might qualify for. 

How do you figure it will be negative in terms of cash flow ?

Very lean times right now in terms of inventory.

I am aware that Cumming is an area that has grown in terms of population in previous years and will continue to grow but given the current environment prices are high and inventory is going by fast.

Speak with multiple people and see who works best with you in terms of services provided, rates, accessibility etc. 

It is a separate document: Change in Terms of Lease AddendumThis addendum dated ___/___/___ shall be incorporated into and made part of the Lease Agreement dated ___/___/___ between ________________________________________________(Tenant) and ________________________________________(Landlord) for the property located at ___________ ________________________________________.

If you are buying sight unseen these better be (a) spectacular deals in terms of returns (b) penciled out with the absolute worst case scenarios with regards to point A. 

. in my opinion, it rivals the BP calculators in terms of simplicity and professionalism

As I am starting to know this area, I am also wondering if I can seek any advice from you to in terms of purchasing a home.