Obviously, I’d have to account for utilities and furnishings- I want those that have experience in this area and then maybe I could converse more on such items to look to before signing a contract.

Be wary of front loading on the itemization/draws in the contract. 

Admittedly, pricing will often account for any major items, and I don't believe this is true in Sandy Springs, but there are some areas that an interstate cuts off a small part of the neighborhood, and so labeling the neighborhood as "good" may be true for 90% of that neighborhood, but if you are in the 10% that is on the "wrong side" of the interstate, it can be a totally different market.

The floor area is to be calculated on the basis of total dwelling unit area.Thank you for making some excellent items to consider going forward.

This item is one of the more requested items to have in our house.

Firstly, the real item is only a question of Point of Production.

Alternatively, are there some ballpark estimates for each expense item (e.g., 8% for vacancy, 3% for capex, etc.) that can be factored in as realistic or worst case scenarios when analyzing the deal?

They also sell items at farmers markets.

Lastly is structures, and to be honest I think we'd probably have to move the needle $100k or so on that item because I have a feeling from what I've seen thus far is these structures are not of the most durable enduring type and I will have some considerable cap-x over 10yr window on them.

Now for the house you are leaving behind…I like to have this one freshly painted, and take action on any maintenance items.