So I don't want to be sitting there, having nothing to contribute other than question after question, not knowing a good neighborhood from a bad one, while experienced investors walk away from me mid-sentence (read about that several times on the forums here). 

Find a experienced real estate agent that is also a investor.

This is my first swing at this and looking for ideas and suggestions from anyone experienced.

I'm an experienced STR host and investor in Atlanta.  

-is willing and ready to build a long-term relationship with a highly motivated investor like myself.I welcome any experienced rental property investors to add on to this list or to point out to me that my certain 'criteria' are not realistic.

The biggest point to understand is that you can build a professional team in any city. 

I expected it to be no more than 9 however, I experienced a major delay in getting my custom windows (loss of 6 weeks) plus utility delays and a few minor weather delays (we don't get much of that here in sunny So CAL!).

Welcome to BiggerPockets (BP) @Shannon Davis Your last name drew me to your post; the word of advice is "Networking" search your area for Real Estate Investment Associations (REIA), and start building your team for your first investment property by networking at these events.

But then some experienced buyers are willing to tackle it because the purchase price will usually be slashed in order for the current owner to be relieved of that burden. 

I am trying to get a general idea in order to limit risk and figure out where most success has been experienced.