For example, how important is having local eyes and ears on the ground before signnig the contract (commercial or residential) so you have a clear visual understandng of the site as well as the neighborhood.

After we closed on the building, we discovered that the sprinkler system already installed was for visual appeal only (a plumbing line was NEVER hooked up and the pipes were made of PVC).  

What normally is more appealing to a renter, a house or an apartment?

I think visually it just makes more sense for me this way too.

The only reason the house hack doesn't appeal to me is 1) I am a single mom, and my parents watch my kid so I stay within a reasonable distance to them and there are no duplexes near us, plus moving repeatedly with a kid is not fun nor ideal for me personally. 2) I just had a new home built in 2019 and plan to keep this house long term.I live in Arizona but have looked at investing in GA or just a more affordable market than what we have here.

While it’s not a landlord friendly state as far as eviction goes, the tax benefits and government support for renters makes it appealing to me.

Because we closed in 2019, the school system appealed my taxes to be raised on a value at $1.7M and won.

I know it sounds as if I have the mindset of not wanting to acknowledge "defeat", but if my application were rejected, I will find ways to appeal. 

A good flooring person can get pretty close to matching so it's safe and would be less visually obvious than the current grate.I would also do what I could to ensure the renters had their own space so it feels like a home.

Select a few whose knowledge and personality appeal to you and contact them privately.