I have a good handle on the overall process from resources on this site.

@Milan Sanghvi I have a PM company that is handling management, I'll take that step once I've stabalized the units.

Being an agent we have fiduciary responsibilities and that involves the handling of all money.

Your license should be active and placed with a brokerage in good standing with the Georgia Real Estate Commission.The commission belongs to the brokerage and your Independent Contractor agreement should spell out what percentage split you get after their take.

You also can't change the locks.For another, CA has very, very strict rules for how landlords must handle entry to the tenant's property - I don't remember the exact numbers, but I think it's at least 48 hours notice you've got to give, unless it's an emergency. 

Then sub out the rest of the work to good plumbers and electricians.I have one good GC I do refer because I know he is big enough to handle everyone and he does fantastic work but you would only want to use him on high end ($300k+) homes.If you ever want to sit down and chat with other investors or Realtors feel free to reach out to me I am always happy to meet more people.

They hire a 3rd party company (homewisedocs) to handle the document ordering (status letters, condo certs, etc.) which drives the price upward.

., back where it belongs.

The less paper you can handle, the easier your life will be as a landlord I think.  

If you are personally handling the property and do something found to be negligent an LLC will not prevent you from loosing a lawsuit.