I truly believe an LLC would really only help if there's practically no interaction between you and the tenant. 

Practicing being a good landlord is the best way of not being sued.

I think the average person has two good options, 1 - be committed to learning how personal finance works and practicing good financial habits and planning for their own future.

So the income theoretically does not play a role in the value but, in practice, the better the income the higher and item sells for and therefore there is a correlation between income and appraisals even for the 4 unit and less RE (it is just not as strong as your post implies).The bathrooms over the closet is the correct choice if the numbers he provided are accurate.

She has not made a single cent in payment and is living there practically for free. 

Lastly, I'd recommend the following books:Millionaire Real Estate Agent by Gary Keller - very practical book.

But like all real estate, it is tax deferred, not tax free, so in practice it only benefits people selling stocks at a profit, which isn't happening today anyways for most. 

Additionally, there is a lot of differences in legislation and bank practices across states, so I'm hoping to confirm any pros and cons specific to Georgia.Thanks in advance!

Such eventsare often addressed by a “Force Majeure Clause” allowing a party to suspend or terminate performance when circumstanceswhich the parties could not have anticipated, or which are beyond their control make performance of the contract impossibleor impracticable.The current world-wide Coronavirus (COVID-19) pandemic has had unprecedented impacts on real estate transactions,including, but not limited to, travel restrictions, self-imposed and governmentally required isolations, and closures of bothgovernmental and private offices required to fund, close and record real estate transactions.Accordingly, in the event complying with the Close Of Escrow is not possible or practical as a result of unforeseen circumstancesrelated to the COVID-19, such as Buyer’s or Seller’s inability to travel to sign documents, closings of or delays in relatedgovernment and business services, including for example delays by or closing of lenders, title/escrow, county assessor/recorder, or otherwise (hereinafter “Unforeseen Circumstances”) the Parties Agree as follows.

It’s not in practice yet but it’s got an interesting notice on it