I'm interested in investing in Cobb County (something like a PadSplit model) but notice there is an unrelated tenant restriction.

I had a property in Cleveland (Warrensville Heights) for 4 years and yes, I had to pay for the water/sewer (but not snow plow) and it was in my name, as the utility company billed me directly.But, I had that expense factored into the rent, so I was reimbursed when the rent was paid.

Being a "single mom of 2 toddlers" does not restrict your ability to travel.

our area has put restrictions in place that limit what properties qualify and for those that do qualify only 300 STR permits will be issued.

Of course, with all things, the answers to all these matters will depend on the circumstances.California tends to have more laws on the books and requirements and restrictions that it can be a good idea to form a CA LLC for out of state property so that you as a CA resident are covered, and to try to have your contracts fall under the purview of CA courts.

I can't find a bank that wants to build a relationship with me even though I have been successful in every project I have done with private money.Its sad banks are so restricted.

Or are there related party restrictions on the exclusion tax benefit? 

Most banks have restrictions and a Clause where the mortgage/loan becomes "Due on Sale".The biggest benefit of going from personal to LLC is to protect your assets against a law suit due to an injury or death by someone renting or using the property.

Personally, I think it’s important to continue to stay creative and generate new ideas on all facets of the business as legal restrictions continue to present themselves.Have a good one!

If you want to invest a privately owned firm may be the way to go as they have less of a corporate structure setting restrictions on you.