It is some extra leg work on the front end, but now I have quality tenants in a home for several years now with the expectations set to maintain the property in an appropriate manner or they are out.

These are apples and oranges- Yes both real estate, but with significant differences.Some questions? 

Although I hope to move to a new market and start investing in a few months, there's also a chance that I might get "stuck" in Orange County for a while.

Maybe more expensive than conventional financing but that is comparing apples and oranges.

This is what is drawing me to Gulf Shores/Orange Beach, AL.

I would even say as far as Port Orange.

Go with a butcher block island for a dinner table and buy some metal legs from Etsy.

Maybe suggest felt pads for furniture legs to reduce noise from moving chairs or tables.

Sure, if you have an actual guest -- like your mother -- visiting and she breaks her leg and tries to sue you, then a regular homeowner's policy would cover that, but not if that guest were part of a rental transaction.

Orange is communications (red=elec, blue=water, yellow=gas, green=sewer, forgot what white is).