Then put a screw in the wall into the stud barely above the remote preventing anyone from removing it but can still control the minisplit. 

I'm in contact with the city attorney, because there's also a Georgia law where a water provider can not put a lien on a property, if the property wasn't in the hands of the owner at the time the charge was occured......Since I owned it in 2014, then I shouldn't have to be responsible for a water bill of a previous owner, if they forgot for 14 years to file this lien.....Wish me luck

Un-educated posts like yours put people with the need for real help, in harm's way.

If it's more than you would pay as an investor, then put your agent hat on and try to get the listing. 

I put together a 'short list', but please feel free to propose markets not listed!

Is there any way I can make use of this to put down as down payment? 

Simply put Never.

We haven’t gotten any quotes yet about insurance but thank you for putting that on my radar.

I'm hoping my value add will put the ARV between $435,000 and $500,000 (commercial appraisal).

The basis could be the price their sister in law sold her house for 3,000 miles away; the amount of principal, interest, taxes, insurance, and repairs they put in (known as “make me whole”), an amount that makes clear they are not to be trifled with (“I won’t give it away!”)