Our current manager is in Huntsville and it is becoming clear that we need someone more local to Cullman who can be on top of showing our listings and taking charge of maintenance and repairs as needs arise. 

Same carpet in b+ area will get 10 years plus.i stand by my sustaining maintenance/cap ex estimate and hope my response indicates why.  

In addition to a voucher, we require that the tenant be able to show income at least 1.5 time the monthly rent, as opposed to our regular tenants who must show 3.5 time monthly rent.

In this case, correct, 1031 exchange is not available. 1031 exchange is property for property, and an interest in a partnership normally is not (with a few rare exceptions, so you may want someone knowledgeable to give you a second opinion for your particular situation, which requires reading your inheritance documents.)Whether or not you have any mitigation strategies totally depends on your specific situation and requires a one-on-one. 

ADU zone expansion is not certain, and even then who knows what the rules will be (owner-occupied requirement, etc).

First, is it required by law for a buyer to sign a buyer's agreement before they start touring homes?

Common fees will include a set-up fee, a leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.

A SFH doesn’t require a 20% down payment; you’d have PMI to deal with, but as you probably know, it’s usually a manageable cost.

You'll have to meet higher ratio and FICO requirements. 

Community banks generally have no seasoning requirements.