However, my portfolio is mostly B2B and the businesses I work with are comfortable paying the nonrefundable fee plus the refundable security deposit. 

The property is worth exactly what it is with zero STR rental income.

Not a good one to go with.

Gwinnett is not City of Atlanta in terms of permit issues but let me check with my contacts to confirm length of time for permits typically.

I'm not sure I would get to cute trying to squeeze every time out of it now with a lease that might cause you issues in the future, but the scenario you describe is common and probably smart. 

In PA, IRS liens will have a 120 day right of redemption with a mortgage foreclosure (and with a judicial tax sale as well).

I think that it is a good long term investment with some serious upside, but don't kid yourself - your car (or your tenant's car) will likely get broken into at some point.

Off-market, agent-listed, or are you networking with other investors who have deals lined up?

I'm happy to connect with you.

Welcome to the those with like minded thinking.