Price/rent ratios, property taxes and insurance will play the biggest role in the variations.

I recommend having all 3: a agreement, signed estimate and w9, it show your professional and want everyone to understand their role and position, also if something comes up you have documentation.

Current tax roles on the property basically the value of the ag land is ~50K & taxes on the ag land are only ~$20.

There are different contingencies, because they each play a different role.

Is it because there are few have female real estate investor role models? 

Market, rents, location, budget, demographic demands will all play a role.

Why do you think Airbnb and VRBO bookings still dominate, making up about 85% of bookings for many (although we get a good number of mid- to long-term guests through word-of-mouth for our listings)?

I can assure you: No single investor is dominating the entire Metro Atlanta real estate scene!

Tenant screening and property class play a big role in how often you experience something like this.

Lucked played more of a role than anything.