I think price wise, a carefully chosen place on the westside, or being near a marta station further out would be my focus areas for a triplex or quad if I wasn't so worried about my commute, and could do a lower down payment option on them.Really there is no replacement for just exploring to find out what you like, and doing the research and using the calculator tools to see if the numbers work.

However, id add to keep making offers...we were chosen once over others (we offered 5k above asking) because the sellers had worked with our lender of choice previously and liked their behavior. 

It's human nature not to factor in their time, nor large episodic real estate expenses etc.almost forgot this table chart from Mary Callahan Erdoes , she is the head of JP morgan asset management which has hundreds of thousands of high net worth investors, They are quite stringent when comparing their own investor's returns to other Asset classes

He is a master at his trade, has fair pricing and is a great human.

If you have a RE-Use or Habitat for Humanity, you can find brand new flooring or tile for much less than market.

These types of loans I have seen done, and I've personally done a few in my chosen market.I hope that helps!

Business is business but human morality also takes a factor.

I will do as advised if he refuses to move out like a civilized human being.

Daniel-I've chosen several books from foreclosure to flipping and am reading a very good book  now that outlines the process from finding, fixing, and selling.

the ONLY thing lucrative in my mind in Jackson is buying low and selling as  soon as humanly possible take your profit and move on. .. or buying in the nicer areas of Jackson which there are a few but the returns on paper are not like these 10 caps and 20 caps being bragged about on BP.. those returns are priced for the extreme risk associated with those assets and I dont care what PM you have if cant self manage those live there and handle your own repair requests and knock on doors to collect your non hud portion its a very poor choice of areas to invest in the US