where specifically in Georgia are you looking?

You need to disclose that you have a pool obviously but not sure there is separate or specific coverage for that, same with the dock.  

Keep in mind anyone can be a designer and if you make the project too specific then no one will buy it.

Everything revolves around the investor's niche, buy box, and budget.

These specific loans allow me to assume/get her off the deed and the loan without a refinance (it's an amazing loan through Mountain America Credit Union) The CG is calculated into the appraised value. 

. $4K per month is kinda my magic number for making this work for me, so I'd love to hear your specific numbers.

Most banks and traditional mortgages "Do not" allow foe the property to be vested or quit claimed into an LLC unless it specifically states it on the closing disclosures.In most cases even on DSCR loans the Bank/Lender still requires you to sing a personal guarantee even if they allow the loan to be vested into the LLC.  

If used for 15 days or more or 10% of the rental days at fair market value, it becomes a residence, subject to specific regulations.

So if, for instance, you wanted to pursue the Oakland market, then target specific neighborhoods and utilize an investor friendly real estate agent to find you deals. 

Taking advice from experienced investors or real estate professionals can provide insights and guidance specific to your situation and local market.Good luck!