The number of days probably don't matter, but it would look fishy if you moved a renter in on December 31 and then tried to cost seg it that year.

Should I ask for a contact at the school and try confirm he is going there?

Unfortunately you are going to get different answers from different people, especially from Realtors trying to solicit business in their market.What I have been noticing is that even in landlord friendly markets, prices are high.

I currently have 2 SFH properties in my portfolio and I’m trying to grow.

I'd also try washing the cabinets and if they are wood, use rejuvenate.

Or should I try to avoid not to register the property with LAHD at all cost?

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620, many blemishes, but should have no evictions in last 2 years.

It is free to ask so I don't blame her for trying. 

I am torn between out-of-state GA and in-state TRI-State STR BRRR or if its provides a pretty penny cash flow then LTR.

Trying to understand how investors assess whether something is truly a good deal as its being advertised.