This is just another method that I have personally have had success in, its shocking how many people want to be in real estate, but they just don't have the time to do the ground work.

I would describe Athens as stable and consider it to be somewhat of a middle ground between Madison and 35810.  

Now I connect with Realtors on the ground that know the neighborhood well, I also always ask about their network of Property Managers, number of General Contractors in their network (so I'm not waiting for a GC to finish one job before they get to my property), if they regularly deal with Out Of State Investors, etc...    

You should only agree to pay per progress arrangement, and have a 3rd party to be your eyes on the ground. 

Sufficient volume - cover enough ground so you don't need to ask yourself if your lists are accurate, or if these sellers are motivated enough.

Note that Lien's response was NOT for new / ground up construction it was for refitting / reno. 

I've learned so much going to meetups, talking to folks on-the-ground, and learning the market.

And the fact that you've never done any deals (let alone ground-up construction, in the city no less) makes me very nervous.I think your construction costs are unlikely. 

I can’t believe these people let my house run into the ground like this.Oh yah, they said we don’t really manage houses on that side of town, you may want to sell it, I will have our real estate agent call you, yah right like I would use anyone they work with.

It helped me focus and kept me grounded to make sure that the business was working on its own without me getting emotional and using personal funds to feed something that should have been left to die.