Partner Driven was interested in the Crossfire Dr deal in Covington, GA, due to its high profit potential.

I have a high credit score, good income, and money in the bank, but I have been having a difficult time finding a DSCR lender I feel like I can trust.

At this point, this tenant sounds like they're all bark with very little bite - I'd just keep documenting everything in writing (as it sounds like you've been doing) and sending everything to them via email as a backup as well, and only involve the lawyers if the need actually arises (e.g. if they file a rent escrow action; if you need to start eviction process for non-/partial payment; if you get them to agree to a mutual lease termination; etc).If you do end up going with the carpet replacement option, I would also recommend going one step further: in addition to replacing the carpet and the padding underneath, also take that opportunity to put down a coat or two of heavy duty Killz on the subfloor before the new carpet gets installed. 

So check around with different HOAs and see what ends up being the best deal for you.

Repeat for 15ish years to hopefully own a total of 6-7 homes by the end of this.

Good cash on cash returns take some work, like raising rent over time, doing light value adds, etc..If you jump in and insist on high cash on cash returns from day one you may find yourself in a tough neighborhood.  

At the end of the day $800 of repairs in an inspection report isn't that bad-ask him to split it with you. 

Your thought process on the contractor providing quotes to possibly "win" a job may seem correct on surface level as a lot of businesses offer "free-mium" products - but ultimately time is money, especially in real estate where good contractors are in high demand and could better spend their time finishing a project before accepting the next one. 

The coffeehouses get a continuously evolving selection of art to keep their property looking fresh and interesting and the artists get a high traffic location to advertise their wares.

http://www.biggerpockets.com/forums/12/topics/103561-getting-spousal-or-significant-others-support, https://www.biggerpockets.com/forums/62/topics/92088-spouse-support-for-investing https://www.biggerpockets.com/forums/12/topics/74982-unreceptive-spouse---how-to-get-them-on-board OK I suck at linking hehe but try these [email protected] end result is that things will not change if you do not take action, however you also have to listen.