I require less than 1/2 the work of a retail buyer, and have only pulled out of one deal (strict Hoa restrictions).

I am very strict with my start and end dates on the unit that is never on the STR market.

That said, every MLS has strict requirements as to when the property status must be changed or the listing agent will be fined.

We got our heloc through East West Bank which is strictly asset based and not DTI restricted but it only went up to 60% LTV which we liked since we don't need or want high leverage.

@Latroy Boseman contact at least 10 local credit unions and lenders as they will help big time and often have less strict underwriting then national lenders.

Whichever property you're going to use as strictly an income property would not qualify for FHA due to the residency requirements that come with that loan type. 

In the state of Georgia, where I live, COA and HOA management laws are much more strict that most places and requires licensing and a sponsoring broker.Does anyone know of any sponsoring brokers for HOA/COA property management?

Costar has very strict rules on sharing and they will ban the account.

The uncertainty in the market, current prices in Atlanta, and this being your first investment if your condo building has strict rules house hacking would be the most lucrative. 

You need three people:A seller willing to sell.You to write contract and assignment andA buyer who pays you a fee for taking over your interest in the contract.Attorneys, only if your State requires one to close, but that and or the title company used can be the buyers decision and not strictly necessary.Hope that helps