Anyway, I need suggestions on how to handle this! 

Keep in mind that no agent can win you a deal if your going below asking price and they have several offers at or above ask.

In the industry this is most commonly known as a "Fix and Flip" Loan.We are correspondents with dozens of lenders who offer this type of loan.Most commonly, the loan will cap out at 75% of the ARV (But Investors do need cash, this is not a 100% financed transaction)75% has to include the purchase price and the rahab amount requested.The terms can vary greatly.The two most important areas that will impact the terms the most is 1.

Any suggestions for a newbie like myself?

Georgia: Pros: Reasonably quick eviction processes, landlord-friendly legislation, and growing cities like Atlanta offering good investment opportunities.

First question, any suggestions of what to put in the lease in regards to damage to the furnishings?

A lot of people suggest not paying off your mortgages if you own a lot of properties because if someone decides to sue for whatever reason, their lawyer will see all that equity in your properties and try to take it.

I suggest reaching out to @Jorge Vazquez He's been in the Tampa market for over 20 years and has a stellar reputation for helping investors.

Would also be interested in any suggestions for markets/neighborhoods that would be a good fit.

It's a 4 bed 1 bath and I'm open to either renting it or selling it (if I'm offered a price around the ARV).