If you aim too high, you may miss out on deals that are still solid.Start with a clear budget and realistic ARV, then see how much buffer you can safely leave while still hitting your investment goals.

Atlanta has a lot of strong rental markets but the “right” area really depends on your goals—whether you are looking for appreciation, cash flow, low maintenance tenants or proximity to major employers.Here are a few high performing areas to consider:Cobb County (Acworth, Kennesaw, Marietta): Consistently strong rental demand, great schools and stable tenants.Cherokee County (Woodstock, Canton): Fast-growing suburbs with excellent appreciation and high renter demand.Gwinnett County (Lawrenceville, Duluth, Sugar Hill, Buford): Diverse, family-friendly, and strong cash-flow potential.North Fulton (Roswell, Alpharetta, Johns Creek): Higher price points but excellent appreciation and quality tenants.Areas to avoid really depend on risk tolerance, your budget and whether you plan to self-manage or hire a property manager.

Do you lock in materials early, build relationships with consistent contractors, or budget a certain percentage buffer?

If you've traveled and stayed in a Motel 6, Budget Inn, or the Marriott, you have a pretty good idea of the differences in quality and amenities and can choose accordingly.

They focused on getting in front of the most targeted demographic using their available budget at the time.Here's what I'm doing that's working: I'm cold texting to get all my deals this year. 

You can have tenants pay you directly via ACH and track everything in a simple Google Sheet.For something around 10+ units, you can still manage with a spreadsheet, but I’d recommend adding QuickBooks with the Bill Pay option — it’s budget-friendly and adds a nice layer of functionality.Once you’re managing 20+ units, that’s when I’d start looking into dedicated software like AppFolio, Buildium, or similar tools to streamline things further.If you need help, I can show you the way how we are setup as well, If it help you give a perspective. 

Breaking down financing/carrying costs makes total sense - that’s come up a few times now.The sensitivity analysis is interesting - so being able to test ‘what if ARV drops 10%’ or ‘what if rehab goes 20% over budget’?

Any other strategy would you recommend on that budget. 

Hi Jaycee, this is a good example of what I would be seeking, a property similar to something like this, or perhaps even a 3 unit if it fits my budget would be great!

They'll go over so budget for it, but if they go too far over ,then holding costs will completely eat your budget.