You're making it sound like a problem to avoid. 

Areas to prioritize/Avoid for a first duplex in Atlanta (Tenant quality + Rent Demand)2.

I keep about $5,000 in a HYSA and have a high paying job so large unforeseen events go on credit card and get paid off with next couple paychecks avoiding cc interest fees.

. - Budget for hosting 12-20 people VIP happy hour/networking events, avoid major holidays.- Subscribe to automated gifting, card mailing systems like MailboxPower and auto local market campaigns for your sphere like Altos Research.SKIP: Zillow/Realtor/etc. leads, BNI groups, many other online "lead" services promising to send you quality/motivated buyer/seller leads.Best wishes on your success!

But if the goal is adding a 2–4 unit that actually moves the needle before retirement, I’d be cautious about putting more capital there unless the deal has a very clear value-add angle.The markets you listedYou’re thinking in the right direction by prioritizing:Diverse employmentB / A- neighborhoodsModest but real cash flow plus appreciationQuick high-level take:Kansas City – Solid fundamentals, competitive right now, still workable but tighter marginsKnoxville – Strong appreciation story, harder to find true cash flow unless you’re early or adding valuePeoria – Cash flow exists, but appreciation and liquidity are more limitedWinston-Salem – Underrated, decent balance, but neighborhood selection matters a lotNone of these are “wrong,” but each requires boots-on-the-ground intel to avoid buying something that looks good on paper and underperforms in reality.About the unicorn (6–8% CoC + appreciation)That is still achievable, but usually with one or more of these:Smaller multifamily (2–4 units vs larger)Light to moderate value-add within 6–12 monthsInvestor-friendly management keeping expenses tightBuying slightly under market (not retail MLS deals)It’s less about where and more about how the deal is sourced and operated.I’m a real estate agent based in Memphis, TN, and I work primarily with out-of-state investors looking for exactly what you’re describing.

This precaution can help you avoid unexpected repairs and expenses later on.Consider House Hacking: This is an excellent way to begin your investment journey.

Things happen and I totally understand, but this could have been avoided had they been upfront from the beginning.

To make that more concrete, I built what I think of as a balanced lens — not optimized for max cash flow or pure appreciation, but something that tolerates tradeoffs and avoids extremes.The core idea was to compare cities relative to one another, rather than arguing whether a single metric is “good” or “bad” in absolute terms.The dimensions I ended up looking at included things like:Home prices relative to national normsRent affordability (rent vs. income)Employment diversityLiquidity indicators (days on market, inventory)Structural friction (e.g., landlord-friendly vs. tenant-friendly states)Everything is scored relative to the set of cities being compared, then stack-ranked.

Most folks think of it as simply avoiding tax. 

There are a couple red flags so you could chat with a couple other PM's, avoid getting into leases if you are unhappy with the PM.Not justifying the PM but playing devils advocate on a couple things you said - 1) Many times you might think the unit is rent ready but there could be misc. things to do.