Keep in mind a few things - many major markets currently have a glut of multifamily projects so you may be competing with large apartment complexes with amenities offering incentives in a competitive market. 

I patronized a Chinese Restaurant located on the main street in Dunnellon NJ, had a major fire, and could not be rebuilt the as before, i.e. with the apartment upstairs.

I don't want to be the bearer of bad news but I truly believe starting with a single as a rental is a major mistake.

All geared towards the MRS. who as we know is the major decision maker..

Most serious and qualified tenants are searching on the major 3rd party platforms you mentioned + realtor.com, redfin, and a few others.Apartments.com & homes.com are owned by the same company and may offer some additional marketing options.Another strategy to consider here is social media - video marketing.

Fun fact, we have the lowest unemployment rate in ant top 25 major city.

Admittedly, pricing will often account for any major items, and I don't believe this is true in Sandy Springs, but there are some areas that an interstate cuts off a small part of the neighborhood, and so labeling the neighborhood as "good" may be true for 90% of that neighborhood, but if you are in the 10% that is on the "wrong side" of the interstate, it can be a totally different market.

When you convert an asset to Roth you have to get a third party valuation and often they come in at a major discount..25-60% so your taxable amount is way lower than the actual conversion.  4. 

We sold a rental that we had to pay for the majority of the training.

Most agents who don't want it on Costar, Loopnet, or Crexi don't want to pay to get it on there because why wouldn't you want a major project on those?