The problem is, the house directly to the right of the one I'm looking at has trash and junk thrown about all over the yard.

I suppose if you were being really friendly about it, I guess the funds could be sent directly to the entity taking the Note.Remember, your friend is now the lender. 

When factoring in additional costs such as maintenance, property management fees (if you do not opt for a property manager, and you should), and potential vacancy periods, the financial burden could increase.Check this out: If you're breaking even on rent at $1,600, any additional expenses or vacancies directly impact your pocket and mental health.

Also use MLV (mass loaded vinyl) attached with carpet tape directly to the sub floor (under the carpet pad) of the upstairs unit. 

Our astute clients, armed with 30% investment into the property, are gearing up to transform these units into coveted condos.

A great strategy is using a small amount of your cash now to lend as EMD to wholesalers.

The house was built in the last 10 years and looks modern, it's in good shape with a small backyard.  

My initial goal is to house hack, purchasing a small multi-family property within the next year, ideally the next 6 months.I am between Atlanta and Athens and have relatively little savings so unless I find a partner I will likely be using an FHA or USDA loan for my first property.

Or hire a lawyer to help watch you as you search the MLS yourself and talk to the listing agent directly.

Look into small multifamily 2-4 units.