But if you can answer the first question I have maybe that will help me understand better and maybe make a more defined recommendation. 

You definately want to be pre-approved before talking with an agent or offering on properties (unless you're wholesaling/assigning)

I certainly don't know Georgia, but there are certain specific city names here in California wherein someone describes a "3 unit property" and my assumption until proven otherwise, based on my past experiences, is that this supposed "3 unit property" is going to be comprised of is 1 house, 1 trailer that can't be moved, and 1 garage with a solar shower affixed to the outside... no traditional mortgage on that.Other specific areas and cities, no one does that stuff, so when someone tells me it's a 3 unit property, I can generally expect a 3 unit property the way we define "3" and "unit."

That said:Some ideas-Depreciation bifurcation, IRAS,401ks, ESAs, HSAs, defined benefit programs, do deferred maintenance before end of year. 

Focus on what the animal is trained to do for the applicant.Here is a form for an assistance animal, which is a lower criteria then service animal:FORM TO REQUEST AN ASSISTANCE ANIMALWe are committed to granting reasonable accommodations when necessary to afford persons with disabilities the equal opportunity to use and enjoy our rental properties.Under the Fair Housing Act, a person with a disability is defined as a person who has a physical or mental impairment that substantially limits one or more major life activities.

NEVER allow the seller to stay in the property after closing unless you have a well-defined agreement, and unless you're willing to take a chance of having to evict/eject the tenant if they don't leave.

Also, they will define other requirements that could  dramatically effect your pro-forma. 

Hello , Im in California and a Real Estate agent just informed me that the square footage in my 2 Car Attached garage townhome is being reported improperly.After doing some research and looking at homes on the market, I noticed that some homes have Washer /Dryer,Water Heater and storage units inside the home apart from the Garage, obviously part of the living area apart from the garage.My townhome has the Water Heater,Washer/Dryer and room for storage area, second refrigerator and other Liveable areas apart form where two cars can be parked and comfortably accessed, it seems to me this STRIP of approx 3ft x 19.5 ft (approx just less than 60 sqft) should be included in the living area.I also read that the way to calculate the square footage of townhomes is not well defined. 

I will definately reach out to some property managers to gather some input from them.

What I have realized observing others and my self is that when people don't do what they need to do despite having all the resources they have 1 of 3 things really holding them back:1) Don't have a big enough why2) Haven't defined their goal and created an action plan to implement it3) Have unresolved fears and confidence issuesThough I think having a big enough why will produce the energy to resolve most issues obstructing our path to success I believe working on #2 & #3 will yield the biggest benefits for most people.