I think finding anything that will cash flow inside the perimeter will be difficult (Love the Chamblee/Brookhaven area though); outside the perimeter, I like Sandy Springs, Smyrna, Roswell, Alpharetta, Johns Creek, etc.

The latter is sometimes as difficult to find as the the home.

They often make it difficult to get people out quickly, so owners are sometimes stuck paying out of pocket. 

It's really difficult to judge them as well before you use them right?

It’d be hard to even get a mortgage without it, which would make it difficult to do BRRRR.  

If your cap rate is 6-6.5%, even 8% is difficult to achieve (you need substantial upside from the value add to make it work).

Those properties are almost certainly going to be in very difficult areas, unless you are planning to buy something distressed and put a good deal into rehab.

difficult to find a reasonable deal by using THE 2% RULE and THE 50% RULE.I concerned I'm missing a lot of potentials deals.How do you filter deals?

HI @Steve Gee,Like @Brian Garrett said it is difficult to give any input/advice w/o knowing the details of your first deal.  

Its a difficult task just like most other things but it could be something that is a total option for you.