Could anyone provide advice on the most cost-effective way to construct this and tips on estimating the total cost?

Bill is correct, John: GA did change some habitability- and eviction-related laws, effective 20 days ago - of which I was not aware until just now.

Thanks D  Effectively, if you use a 1031 exchange, think of it similar to the replacement property doesn't exist for tax purposes and you kept the old one.

The cabin I'm selling is in Arizona and I have already contacted a QI to facilitate the sale.I've heard insurance companies are being really picky but I'm hoping with a condo purchase this won't effect me tot much.

But why would you buy one property in an area you are likely to leave and then have to manage a one-off (not cost-effective)?

You have to get the ball rolling before you can expect the snowball effect financially.A few people have quick success and get the ball rolling fast, while others have a harder time.

I figure if these issues happen in the mere beginning/inquiry stages, how are they going to effectively screen/place tenants & manage my properties?

A strong valuation and even pre listing appraisal and/or inspection can sometimes be a worthwhile investment but not a necessity. 3-5% commission for what is effectively commercial property is common. 

I don’t imagine they won’t understand that felony convictions effect decisions. 

She is getting a 1.46 multiple over 4 years , so 1.46 X to the Y 0.25 equals 10% compounded annual return, which should be totally covered by depreciation so that's an effective yield of 16% if in top bracket.