Find a partner who can put in the capital or There are private/hard money lender that will let you put 10% down payment and  they will finance 100% rehab cost. keep in mind the rate will be a lot higher and they charge point (2%) but they can close fast and you might be able to negotiate the purchase price even lower. 

I really do like the idea of holding onto this piece of property as the neighborhood really hasn’t had a true resurgence yet.Any tips on securing a second real estate investment ?

My mind thinks in terms of IRR, and Cash on Cash, so those numbers woudl be super helpful as well! 

Any good tips for creating an accurate ARV?

Thanks for the tip! 

HOWEVER - hard money lending is super flexible, so the lender can basically write the loan with whatever terms you 2 agree with.If you wanted to defer all payments until after you rehab and sell, I would imagine you're hard money lender is going to want something very different as far as a rate, and possibly a profit share. 

Do you all have any tips for beginners, advice for succeeding in the Atlanta market, etc?

Fast forward a few months, rents have been on time and all. 

Thank you for all the replies, super helpful, I appreciate it!

Hi Gina, thanks for the reply!