And I've been saying "yes" to all of their requests to this point in addition to paying for upgrades like ceiling fans.  

Zoning , insurance , property upgrades , liability , neighbors , parking , extra trash .

For two reasons: 1. there are still a lot of big investors and hedge funds there who are eating up all the inventory, making it hard for individuals to find a lot and 2. appraisals in Atlanta are horrible due to a broken appraisal system, so even if in theory you are getting a property under value, the true 'market value' may be impossible to prove.Hopefully that's not too big of a buzzkill but either way I think you'll do great!

Things like a broken water pipe, a tree falling on/through the roof.

We also don't put LVP on staircases as it does not give great bang for the buck.Granite countertops can be a relatively inexpensive upgrade, but we've found tile backsplash is a regional thing.  

Fixing a broken one is easy and a DIY fix.

Upgrade faucets.

For investment properties I am looking in Houston where I know of a neighborhood with great condition upgraded $115k homes renting out for minimum $1200 a month.

To do a full depth analysis of a property for Airbnb you have to take into consideration: quality of furniture/eventual replacement of furniture, bedsheets/towels, consumables, laundry, cleaning, location of property, high and low seasons, competition in your area, cost of management, what amenities you should offer and eventual upgrades of those amenities...That being said, I do run the BP calculator on my deals to make sure they will work as a long term rental in case I have to resort to plan B.

If you're doing all the labor vs. hiring out; what's the cost difference 1/4" ply vs. upgrading and buying 12mm LVP.