We just purchased a live-in flip that was originally a SFH, then was converted into a duplex, and we are converting it back into a sfh.

I believe we are in for a very active real estate environment.

This needs to be highlighted in the lease and acknowledged by them.Security Deposits: You can’t use their security deposit for routine cleaning, but if they leave things in bad shape beyond normal wear and tear, it’s fair game to deduct cleaning costs.I’d start by having a straightforward talk with them about the importance of keeping things clean for health reasons and property preservation.

I'm just going to tell him to rent for the first 2 years.He doesn't have any documents, so we are the only ones that can close with them.

Advanced asset protection via a complex entity structure is for most investors like wearing a bullet proof vest when grocery shopping.

I tend to get questions or concerns outside of business hours, which make it tough and frustrating at times to provide immediate replies (although I do get back to the guests quickly) I can't speak to Andrew's services but it sounds similar to what we do, and we are not limited geographically, so helping you in Atlanta would not be a problem.

We are now renting as fully furnished mid term rental and really pleased with the success of that project.

Just to expand on his point about a glut of new housing- we are certainly feeling it when it comes to leasing and renewals throughout 90% of the city. 

One approach we've taken is implementing a move-in and move-out inspection (with photos) to limit wear and tear.

That same analogy can be use with finding a plumber, listening to music, the pants we wear, or just about anything really.