Have done about a dozen Victorians - major rehabs that most rehabbers passed up, because it was too much work.

In fact, in the target neighborhood I'm looking at, I've got about a half-dozen decent prospects that weren't sold. 

I understand I can go across the border (Indiana) and pay half of that in taxes, but after much searching and dozens of offers being rejected from all cash buyers I've decided to stay local in the south suburbs.

From my assessment, here is what I can do and the pros / cons, but would love some advice if any of you have been in similar situation:1.

If anyone is assessing a deal in Forsyth County and wants to know anything about the area, subdivision, crime, school, etc., let me know.  

She's rented it a dozen times, usually for a week minimum.

After 100+ rehabs across multiple states for both myself and other investors I work with, I've met many dozens of GCs, and every one I've met that does work for investors at a reasonable price has their drawbacks.

I manage the books for dozens of properties and I do pretty much what @Chris Martin and @Mike H suggested by creating a spreadsheet with Categories matching the IRS Schedule.

Our policies are well documented and they would have been explained to the tenant, and an acknowledgement signed, when the lease was executed.1) Rent is due on, or before, the first of the month;2) If any balance remains outstanding as of 17:00 local time on the 4th of the month, a late fee of $50.00 is assessed (for a first offence).  

Other qualifying criteria I will be looking for include assessed value, absentee owner, and equity.