Madrid has been doing this a lot better for example (the difference between a left and a more right business-oriented governing body in charge). 

Most work this way Rates: 9% to 13% (Most Deals are 11-12%)Terms: up to 36 Months (Most Deals are 6-12 months)Fees: 2-4 points(%) of loan amount paid at closing (Most Deals are 3 points(%))Minimum Loan Amount: $50,000 (For loans less than $250,000 $2,500 minimum fee)Max Loan: 65%-70% of After Repair Value(ARV)100% Rehab Financing Available (Require 20% of purchase price down payment or cross-collateral)Closing Timeframe: 48 Hours - 3 Weeks (Most Deals are 2 Weeks)NO PRIMARY RESIDENCES, NON-OWNER OCCUPIED ONLY, BUSINESS AND COMMERCIAL USE ONLY.

And it could cost many, many thousands of dollars in legal to eventually win or lose.

What are your thoughts on what seems reasonable in terms of number of units to keep a spouse active and busy enough to make up 750 hours a year?

DSCR rates (investor cashflow loans) would give you a fixed rate payment and allow you to pull that cash out from the rental at a lower cost.

You are effectively conducting business (rental property), which means a GA LLC should be owning that GA property and conducting the business in GA."

Low electric costs and low epa costs.  

Wes, i couldnt agree with you more based on your last statement, great feedback that anyone in this business should hear.

I already feel like I have a good base of knowledge but I'm still a little confused on the legal side of the business and there is definitely more that I need to learn.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620, many blemishes, but should have no evictions in last 2 years.