Additionally, I operate in neighborhoods with lower median incomes than 44119 (44306 and 44310) and routinely get significantly more in rent than section 8 will pay. 

I never fancied quitting my job, so I never did, and didn't need to live on any of that money, so eventually I ended up with a pretty lucrative business.

1) you could call more contractors to get more pricing. 2) buy the fancy washer, charge more on the rent $$$ & make a special section on the leases about maintenance on these machines. 

But if the property is empty a protocol in that scenario would call for the removal of the affected area and a thorough cleaning and disinfecting of both rooms.So if you're someone who wants to get ahead of the curve make it a routine task to test for mold before and after a tenant moves.

I know there is a lot of variance, but what would be a good baseline threshold number to compare quotes for building a 5/5 house in Atlanta GA with average finishes nothing fancy?

The underwriting process will tell you if this is going to be a company that is fast and easy to work with or just a bank that slapped a fancy name on the sign outside.

And I love the final comment, classic case of if I use these fancy words, it'll make me seem like I know what I'm doing.

I have quite some questions that need your help: For tenant screening, I plan to do the routine background (eviction, criminal) screening and credit check.

That seems odd since most RE niche tax strategists deal with both sides routinely

If you're going the umbrella insurance route, perhaps see if it will cover you for several things including just the routine slip and fall (like mold or earthquake).