As a fellow local here in Orlando and a hard money lender, I understand how important client satisfaction is.

And while I always appreciate someone trying to earn business - you need to take a fellow investors recommendation.  

Investor before the date?

Thanks  There ARE continuity of obligation rules that your subject to since you're considering a refinance and you're not Obligated on the current underlying mortgage (subject-to mortgage from seller).The rule states that if you dont qualify for one of the rules under COB that your maximum LTV is limited to 50% LTV for all refinances within 24 months from the date of acquisition.

I further believe (though would not underwrite to this) that this approach would offer the buyer the potential opportunity at a future date to conceivably subdivide the parcel and sell the main unit and ADU as separate properties.

Also, tenants are often on their best behavior on the "first date". 

If they ask for your Date of Birth, then it is a personal form policy.

I especially appreciated their reports, which detail the methods, dates, and times they attempted to reach tenants.

Each tab has:- Tenant information- Rent ledger: date of payment, form of payment, amount, balance- Maintenance tracking: date, problem, vendor assigned, date completed, date invoice paid, notesThat's it.

Not in GA specifically but we here at biggerpockets have @Garrett Brown who is specifically here for STR questions and content, so if STR community and tips is what you're looking for I definitely recommend giving him a follow to keep up to date on what folks are saying about STRs on the BP forums!