The only way for you to understand the situation and evaluate your options is to ask a lot of questions.  

First - Have a discussion if the rental loss will immediately help your tax situation. 

The situation allows for an excellent opportunity to work with a property manager and build trust.I am looking to gradually build and scale my real estate portfolio in Atlanta by purchasing one property each year.

Here's how to handle your situation for tax purposes based on IRS guidelines:1.

It also sets the expectation that rent should be paid through the system you’ve chosen without escalating the situation.

"Good about deductions" sounds a lot like "doesn't make enough money to be a homeowner", so he should keep renting from someone else, and you should do what you're going to do with the money and wisdom you earned.Of course I don't know your son, but I think this is too dicey and you are too close to the situation.  

The PM should be an expert on state law, and they should have policies and procedures in place to handle these situations.

Not sure your living situation but something I would definitely consider if possible. 

Not knowing your situation, you may or may not benefit from a cost segregation study. 

I’d simply ask in what situations where the broker and the brokers firm did nothing to facilitate the sale do you think you should get paid a commission?