Looking at lots and lots of properties to really know your market/ what you’re investing in is the best way to become a good investor. 

Maybe there are some licensed agents in Georgia who are also investors who can weigh in?I

You're probably going to need an architect/engineer to put together a plan to submit to the city/county so keep that cost in mind as well.

I found it to be a great vehicle while I was working a W2 job as an engineer.  

I would dive straight in. I

When I look at the equity and the 15% Capital gains tax bracket I would likely be in, I would avoid ~$24,000 in taxes if sold before Aug. 2025.- I am aware of my 1031 options should I want to sell and defer taxes beyond that 3-year date (and would need to continue to do so until death if I wanted to avoid those taxes instead of just defer them). - I believe the current rental situation I have is better than the property warrants.

The Innovation Campus will house Virginia Tech’s Pamplin College of Business graduate program with an emphasis on entrepreneurial startups and other master’s programs in engineering and computer science.

In my area a house call for locksmith is going to cost $75-100 just to walk in the door, so $135 all in is not that big a deal.Not a hill I want to die on....... use it as a learning moment for the tenant- ALL repairs need to be approved by you BEFORE they are done.

That is too high and after "reverse engineering" the calculations.

Explain that Search Engines have to continuously change even if the algorithms stay the same.Congrats on your success.