Pay attention to people , who mention both the negatives and positives .And while you save and build money , I would suggest you to build your emotional wealth as well , because  the whole investing is 75% mindset and 25% learning initially , once you do few deals it will become 90% mindset and 10% skills .Please also note that - while you do your research you will come across many many "gurus" , who are unethical and fraudulent .

Whole thing is frustrating at this point 

The whole purpose here is to not pay any capital gains taxes.

I have been doing a lot of research, but would like to talk to someone who knows the whole process.

Whenever I have an AirBnB related expense, I take a photo of the receipt and put the amount, store, etc. in the subject line/body of the email and send it to that email address.

Basically, you take the existing mortgage amount and add however much it would take to keep the investor whole in his or her return.What are the downsides of this approach?

What I don't know is: 1) whether the whole process needed to be started differently  (I can refer you to a qualified professional who specializes in partial exchanges). 2) whether you're interested in taking a passive approach on this (as this partial exchange would be into an asset managed by someone else.

The whole towed car thing where you offered to waive the late fee if he showed the bill is a reason why he's taking advantage of you.

How can I find the whole history of the property?

Atlanta has become a hot market but you can still achieve a pretty solid ROI