The corporate structure and operations have become the biggest obstacle I face today.I operate in Southern California and would like a referral to, or leadership from a seasoned pro.  

It had been used by her husband who operated several businesses .

All of those do apply here.Additionally, becoming a property owner by way of foreclosure sale and sheriff deed or certificate of title is an operation of law.  

Looking for someone who operates in Georgia.

Lot's of influences along the way to get to where we are now and how we operate.  

and patch on the ceiling (HVAC Re-route)- Master Bathroom( plumbing - shower stall not properly installed and leak going down to crawl space, cabinet not secured to the wall, GFCI not grounded, faucet aerator leaking)- Kitchen (damaged vinyl, exhaust not working, very dated kitchen but I think I can salvaged the cabinets and just replace the tile countertops)- Ceiling fans are not operable and missing HVAC registers.- Garage (moisture stains, wall damaged, laundry hose bib leaking), partially converted to a room.

And, there are several well known wholesale operations in the DFW area who consistently cherry pick comps to support inflated ARV's.  

Real estate is a business, and if you are in business you should not be operating in your own name -- unless the law requires it, such as for certain professionals like lawyers and doctors who society feels should not have their professional liability limited.

Size and scope of operations needs to be considered.

It helps to understand the many ways investors calculate ROI and the definitions used such as capitalization rate, net operating income, debt service,  cash on cash return, etc.In your question you use very broad numbers.