(I just went through probate when my mom passed and it sucks and would like to prevent my successors from having to deal with the same if possible).Bonus question, one of my properties is still under mortgage, he mentioned something about transferring it to an LLC can trigger a due-on-sale clause but not when transferred to a Trust.

Bonus, since you are licensed a lot of folks don't want to sell at a discount.

I live in North Georgia and a few people have said the town in general has declined since the casino was built but I figured that would draw more interest and the numbers still look pretty good.

Just to mention a few:- Wynn Casino (First Casino in the GCC states) in Ras al Khaimah- Al Maktoum International Airport (set to become the worlds busiest airport)- Palm Jebel Ali (the second palm bigger and more luxurious)- Expo City (Regions largest exhibition center)Its a lot of information but I believe it gives a simple explanation to the complex market here.Let me know if you would like to know more about the market and if you would need guidance into exploring the possibilities here!

To @Mike Dymski point about density bonus for low income they tried that with new builds and that caused a rush of permits to go in before the law was past and very few projects after the law. 

Your property sounds amazing, and you've got great ideas for it—those trees and stream are a real bonus! 

For a 2 bedroom my projected ongoing is around 13-15k (not counting the rent) at the end of the year because this is my first Airbnb Arbitrage I have and will make mistakes expense wise, the start up costs also is not factored because furnishing and starting everything from scratch obviously will skew the ongoing expenses which would add another 5-8k but I played it smart and have most of the funding charged to buisness credit cards with 0% APR for 12-18 months such that I save money and can take the year in paying back also with sign on bonuses which will save me up to 1.2k or more.If and when I hit my conservative projections my profit should be around 16,300-22000 by the end of the year this is after rent, expenses, cleaning fees and so on. 

Then moved out and we're sharing another house hack with less than $200 out of pocket monthly for utilities and internet while using 3 bedrooms and a bonus room for ourselves.

She really is a wholesaler using their services and they give a bonus in the form of skip traced leads to their current clients for referrals.

It was bonus that CA had near fixed property taxes.The low vacancy rate decreases the odds of getting a bad tenant because the tenants realize then will need a good LL reference to obtain local housing.