They will lose the house in 2 weeks unless $20,000 is paid to bring it current. 

By which I mean there will be free national websites for commercial  like Zillow or Trulia where you can see everything people are offering for sale and what they're asking, Sort of like CREXI or Loopnet or the one that was sued out of existence but more complete and comprehensive.But I don't think that will stop the 'pocket listing' process because that happens today in residential with really sought after properties.Nor do I think it will diminish the value of a really good commercial broker.When Zillow/Trulia/Redfin all came out people predicted all of the RE agents would lose their jobs and no one would ever pay a real estate commission again.

Loans for properties is good, as long as you are making money, not losing it. 

The property will lose money when you move out unless you can find something creative to do with it.

If asbestos is present and poses a risk, a tenant could, among other things, legally force the landlord to choose between removing the asbestos or losing rent. 

Your total debt will be in excess of 500k..

I would do that before I would go chasing low end rentals that may produce cash flow and could very easily lose money thereby making you work on Friday instead of golfing :)  

Typically people will tell you not to put your primary residence in an LLC because it makes it complicated and you lose out some of the tax benefits of having a primary residence (hence the need to consult a CPA). 

Failure to follow the dispossession of security deposits in Georgia,  can open you up to being on the receiving end of a judgment in excess of the original deposit.You now know that "humanitarian consideration" is costly and isn't good business.  

Also - One "Best Practice" item would be to make sure you notify your losing bidders, just a quick call to explain that you've selected a different contractor for this particular project, you appreciate their time for putting together a bid, and that you hope to work together in the future.