I wish you well in growing your practice. 

I'm currently working with an outstanding VA from the Philippines and throwing a few small practice projects at her to see how she performs. 

Quote from @Alexandra Moraes: Keep practicing the numbers, studying the market, and determining what will work best for you when the time comes.

If you're unable to do the block glass like you mentioned, it shouldn't be a problem to have a brand few frosted glass window installed (which is standard practice for a privacy area like that anyway).

Though it feels pointless given that I am a few months from being able to make the purchase, and the market will likely be in a different state at that point, I figure it couldn't hurt to practice analyzing the market for potential deals.      

Here are some excellent practices to remember if you decide to employ the home hacking method again:1.

Even if your state doesn't, this is the best practice to avoid discrimination complaints. 

And there are minimum amounts they will accept for these practices.

If they are going to cover business activity, you can bet your bottom dollar that the insurer will review all of your practices and procedures in order to determine whether you are doing things safely and in a law-abiding manner (see above, first paragraph).So yes, get plenty of insurance, and a corporate entity between you and your adoring public may be most convenient (consult your lawyer as to whether and what type).

By practicing that and setting a goal to get 1% better with each interaction, in time, you'll be at the top of your game.