I'm using my workout time to educate myself daily and feel overwhelmed, but excited to get going.

Do these messages disclose that you aren't speaking with the actual owner if you aren't? 

Refrigerators aren’t typically expected in Texas single-family rentals, and it may be the same in Georgia.For other appliances, buying new is usually the better choice.

Aren't they losing money?

There's a mix of younger professionals drawn to the tech and education sectors, as well as retirees attracted to the area's mild climate and cultural attractions.2.

Ask them if they'd mind sharing their experience with you.. if they'd recommend the area or not, and lastly if they could maybe send you a P/L sheet to see their income, expenses etc.You might run into some hosts that aren't responsive or any help, but it just takes a few people to share insight to get a good idea of the market you're dealing with.

I would be happy just throwing my money into index funds if that makes the most sense, I'm just not well educated in the area of passive income enough to feel confident in any decision. 

These aren't only in the flood-prone areas.

There aren't many HOAs here, if at all.

If you are able to manage it yourself, I think you will get a lot of very helpful education in real estate by spending a least a year or two doing that.You'll be able to work with property managers a lot better if you've done the work yourself for a bit, and it also helps to get familiar with the various laws and regulations you have to comply with as the owner, even if you do have a property manager in place (e.g., the new RI rental registry and associated lead paint inspections/certificates).It's up to you whether you're able to do it, but I think you'll get a lot out of the experience if you can try it for a year or two.