Newnan and Peachtree City are worth a look.Clayton & Henry Counties: More multifamily stock, good proximity to Atlanta job centers, and still accessible price points.Select Atlanta neighborhoods (West End, South Fulton): Higher competition but potential for appreciation and strong rental demand.Red Flags in Fixer-Uppers:Parking limitations and poor layouts (tenants care more than new investors realize).Unpermitted duplexes or conversions, always double-check zoning.Big-ticket deferred maintenance such as roof, HVAC, or sewer lines that can quickly eat up your reno budget.Balancing Sweat Equity vs.

lol I put a good amount of sweat and elbow grease into the place to build equity but sounds like a bad deal from the start.I mean, what did you do on the renovation?

Don't sweat the small stuff- if you don't like this PM, you can part ways right after you close on the property, but the lease stays until it expires.

I am a union electrical Apprentice so I plan on putting in a lot of sweat equity into the property.

It was an invaluable experience for me to gain that knowledge, sweat equity, and understanding of what it takes to do things correctly so you can vet contractors when you start to scale. 

But again, in this singular instance, I'm only asking what a "normal" sweat equity percentage would be if we find a deal which we use all investor cash for?

I lawyered up and was willing to pay a reasonable cost just to make him sweat. 

It was worth the sweat and tears!

If it’s break-even but you’re building equity, appreciation, and tax benefits while living in it, that’s not a bad starter play.Since the house already fits your family’s needs and only needs light sweat equity, one option is exactly what you mentioned: buy it, live there for 2 years (which gives you some tax perks on resale if you decide to sell), and then evaluate.

.- Refinancing while it is your primary is a lot cheaper - you may not always get the perfect rate or the perfect BRRRR, and that is okay, but being able to refinance at a lower cost and and lower your monthly can save you alot.The most important thing is taking action - most of the deals we jumped in did not look great on paper, but after putting in sweat equity, letting time be yourfriend, rents going up, and being able to pull a HELOC on each of the properties, after 5 years we have cash flow and of a quarter million in equity built to be able to use when needed.