Not only due to poor Independent School District and some pockets of crime, but also because there is a lot of clay soil over on that side of town, causing a lot of foundation shift, especially in the older homes. 

My question to you would be are you dead set on the North Georgia market?

I have a STR in Bear Lake and I average $800/night. 

i have family with a property up near Bear Lake. seems like a nice area that is just starting to develop

And how large does the renovation need to be?Are

Everyone I consult says it depends and that I must hire an engineer and do soil testing, etc. in order to get an accurate number. 

@Alon Attias   First question has to be are you looking to purchase as a non-owner occupied investment property or an owner occupied property?   

However, bear in mind that as you progress up the ladder, your equity game will need to be stepped up.

(details on scenario below)Situations like these will bear the best deals if you do your right due diligence.https://www.irs.gov/irm/part51.

Hi all,Newbie here... so bear with me, please.