@Salvatore D'Agostino Sounds like you've got a solid grasp of who does (and who doesn't) benefit from Cost Seg and are looking for info specifically about the Cost Seg process and results. 

It sounds like to need to get rid of this tenant.

An experienced RE investor has a better understanding of what is a sound property, market trends, and how much should be invested to reach your overall goals.I'm not in Georgia, so I can't offer a state specific set of pros and cons. 

Sounds good! 

Sounds like you should be shopping for a HELOC that you can tap for investment money.

It sounds like I just need to find a senior partner to work with to bring good deals that has the capital and experience to help me close on deals for 3-5x returns.

Letting contractors in, checking work out, doing something myself when the person who promised to do it doesn't show up.it sounds like you've ruled in-state out but why not un-rule it out and pick a market you don't have to fly to?  

Sounds like BRRR, but isn't. 

I have had just as much success with heirs that live in my city as absentee owners when it comes to probates.This sounds like a lot of work, but it actually only takes a couple of minutes for each person at most.

Sounds like you’re diving in headfirst with all the learning you’re doing—great approach!