I have attended plenty Padsplit events and talked to my Account Executive (AE) and some veterans from Padsplit (the real expert, not newer sales person), and some Padsplit investors who own them and love them. 

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.

I would talk to an accountant about future planning for any REI investments for your 1031 questions & to discuss depreciation for rentals.

My somewhat unique situation is that I have low reported income due to the structure of my investment accounts, yet I have access to meaningful capital.

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We want to avoid letting money just sit in the bank account when we know we could be making it work for us.

Obviously, I’d have to account for utilities and furnishings- I want those that have experience in this area and then maybe I could converse more on such items to look to before signing a contract.

They have degrees and interests in different segments of what I think are important facets of the real estate game, one will be graduating with a degree in construction management and the other in accounting.

But it’s unclear if this applies to HomeStyle loans specifically, given the initial renovation appraisal already accounted for these improvements.I want to know if anyone here has been successful in getting PMI removed under similar circumstances or has any insights into the specifics of Fannie Mae’s policies for HomeStyle Renovation loans.

You could ask that they put a year or so of savings into a separate account on which you have view access or receive a monthly statement so you can see they have the ability to pay future rent.They aren't going to last without other income or savings with income at 1.25x rent.