I'm located in Northeast Georgia, and we're currently seeing a trend where specific incentives are being directed more towards covering closing costs rather than rate buydowns.

To address potential future problems, wouldn't a homeowner's policy and/or home protection plan cover any occurrences?

See if there is anything you are missing but you do have a lot covered.5.

Want to use lending to cover down payment and other expenses.  

Account Closed    For a conventional loan IF the rental income is not on the tax returns because, for example,  you purchased the property in Jan of this year you can use 75% of the lease to cover your debt.

I also covered this many times on BiggerPockets Facebook Live events if you can dig those out from around 2020 and 2021.

Our rents were covering expenses with an extra $100 or so after paying for everything.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

If the lease covered a leap year, would it be more than a year because it is 366 days?

Even on newer structures it's good to have a sewer cam inspection done.