In terms of marketing your properties, consider other options than just direct mail marketing.

Not really, maybe on the appraisal report you'll see a note for Shed $2k value or somewhere close to that appraisers don't really include sheds, patios, decks as big money appraisal itemsThe real appraisal results are based on comparable recent sales in terms of big ticket things like # of beds, baths, sq footage, and smaller things (from an appraisal standpoint) like busy road vs non busy road, finished basement, garage, porch/patio/deck, etcYou can also call an appraiser and ask them what, if any, value add it would have on the appraisal 2.65% is a great interest rate by the way!

In terms of getting lending without a current W2 but having tax returns I don't have an answer.

Think always in terms of compounding returns, and make sure every decision you make follows that principal. 

Redfin is pretty accurate in terms of MLS data since Redfin is a brokerage.

While you're working on that, you could get in contact with local flippers and see if you can't learn from them, whether that's shadowing or helping out in any way they might need to see what it's really like - as has been pointed out HGTV is a bit of a liar in terms of what it really involves :) You could also consider a live-in flipping strategy, but that would depend on your comfort level and what you deem necessary for wherever you're living. 

Most of the homes in the area (Oakland City, SW Atlanta) are 3bd homes, and ours is 5bd 3.5 bath including a master suite and an in-law suite.The most comparable homes in terms of features that I have found are in NE Atlanta, but the difference in location (NE vs SW) makes me think twice about basing the numbers on those comps.Does any one know of a good way to estimate rent for recently renovated properties in the SW Atlanta area or does anyone have rental properties in SW Atlanta?

In terms of the timing of getting your license, it may be worth it to wait until you have a property or two, just to make sure you really are set on this being your path forward.

Energy efficiency is nice, but in terms of rent,, you may find it's just simpler to do it the way everyone else does.

From my own search on MLS, I have not yet found any confident positive cash flow rentals in Clovis Unified. 4 - If you are strictly looking at 3 bed, 1.5 - 2 bath do not affect your rent by a substantial amount but obviously 2 bath is more desirable in terms of demand to rent as well as to sell in the future. 5 - Positive cash flow from what I have been reading is not easy in California nowadays - unless in a neighborhood where property values are low but rent amount is "OK", which would be somewhere I wouldn't feel safe living at.