This step would include understanding City zoning & platting, locating utilities, researching City codes for development requirements (big ones include detention), etc. 

What are you hoping to achieve in establishing an LLC?

I see a lot of posts for furnished monthly stays where owners are fretting over utilities and how to ensure a tenant doesn't abuse their being provided.

Your definition is correct for "legal non-conforming".The "legal" part of "non-conforming" is dropped when it doesn't apply so most commonly people call these units "non-conforming", "finished", "in-law suite/unit", or "bonus unit".Non-conforming: Any property that doesn't meet current zoning requirements.Legal non-conforming: A non-conforming property that was lawfully established under previous zoning regulations and is allowed to continue its use.Based on his posts @Mario Morales is referring to a non-conforming unit.

I am currently looking to establish short & long term financing, and looking to forge relationships with  contractors in the Columbus, Ga.

My question is - what is the best strategy for utilizing my home equity and buying my first rental?

Utilities are typically $350-450/month for a 3/2.If you have any more questions feel free to reach out!

Russ has a lot of creative solutions and uses established case law to work in ways that some of the more "cut & dry" intermediaries do not.

This way you're able to utilize conventional loans, each of you are allowed 10 of those.

I’d search out an established local operator and pay them to operate it.