A home warranty allows for some things to be worried about when they break, and you can even have the tenant pay the deductible.

Both you and your friend will ultimately split the income/ deductions on this so you can prepare your personal return.  2. 

I put a deductible of $250 on any repair in the lease and a $50 trip charge.

Can I deduct these things from the security deposit even if I do not have the repairs made before they move? 

A lot of people skip this but it's a huge advantage if you can work through it Every Landlord's Tax Deduction Guide- is a really good book on taxes and setting yourself up for success as a landlord

At a brief glance, it looks to me like GA law permits tenants to repair and deduct for habitability issues but not to withhold rent.

It depends on a few things - pre-tax cash flow, mortgage interest deduction and the Interest Rate :-).   

Foremost insurance (Annual Cost: $986): $2500 deductible (will be changing to $1,000 per lender requirments); $180,000 functional replacement cost; $300,000 personal liability; $5,000 Sewer, drain, or mold mitigation ($250 deductible).

@Carmel Duffy I asked my tenant if he would be interested in mowing the lawn and snow removal for a deduction of $100 off of his rent each month and he agreed to that I don’t know if that something that you might present to a future tenant

It is a lot more complicated and costs money compared to Stessa, but the alternative of missed deductions and potential IRS problems is a lot worse.