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.  

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. 

Specifically, there's job growth (Intel, Honda, Amazon, Nationwide, etc) and the population is growing (unlike Cleveland or Cincy).

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.  

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. 

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.

Investors can purchase a portion of several properties in the form of shares.Real estate investment funds provide you the chance to invest in real properties with a variety of rules and regulations that are specific to each region.

Lenders may have specific requirements or restrictions for loans to LLCs, so it's essential to consider how this might affect your future financing options.Before forming an LLC, it's crucial to consult with a qualified attorney and tax advisor who can provide personalized guidance based on your specific circumstances and goals.

Your question is very specific and I recommend seeking a CPA that specializes and actually invests their own assets in RE themselves to assist you.