Hey Theodore. 1) You wont need an appraiser with you to determine the true market value.

I cannot see a court in Georgia allowing a landlord to keep any part of prepaid rent if they get an eviction for other offenses, unless the eviction is related to actual monetary damages such as destroying the property.

Also, tenants pay electric so I wont imagine they blast the AC like crazy.3/4 units have very old HVAC, 12 year old.

Some municipalities wont reassess a property until it changes hands. 

Small claims court..... cheap and not that big of a deal.... they won't show.... you get judgement....hand off to a collection agency and then move on with your life.You will likely never see a dime..... but you may get lucky years later....and you have a public record of the judgement and eviction.....Don't spend much time or $$ and then move on....Other will say to "let it go" and do nothing since its not worth it....... but I have a basic issue with letting people like this have ZERO accountability.... it probably wont make much difference, but maybe you get lucky and it screws them in the future or saves another landlord from renting to these people...

I have high credit and know banks wont continue to finance me.

If that is the case, keep in mind that you want to build relationships, not destroy them.

If she doesn't pay, the eviction will destroy her credit and it may be worth pointing that out to her now, she may not know this.

IE rents in a market say go from 500 to 2k. your 500 to 900 this is how they basically treat there houses.. very rare is a owner going to get a home back after these tenants that does not need 1k to 2k for turn over.. there is no such thing as broom clean  LOLHowever I have to think out in your area its not as acute given the small market.. just think ( I think we were talking about this on another thread) a lot of major cities the utls run with the land.. and the professional life long tenants just wont pay them.. they know they wont be shut off.. leaving the landlord with thousands of dollars of utl bills.

Not way below it.. logic dictates that way below the median is going to get you in rougher areas that probably wont appreciate the toughest tenants,  its not the house its the tenants and PMs while they do the best they can they are not magicians and cant make low end life long tenants change their spots..