Do you think that a new investor could learn through investing as a LP and potentially grow to do deals on their own? 

The growing demand/trend for Vacation Rentals How did you find this deal and how did you negotiate it?

However, a lot of those benefits come as the investments grow and not necessarily up front.However, for a real estate professional it is possible to get huge write-offs immediately. 

It's one of the few growing cities where it's still cheaper to buy than to rent.

That alone would save you up $120/month.What's the room to grow rents?

Private lenders (institutional) wil underwrite to the property's income or, if the is an issue, there are a growing number (still only a few) that can offer long term loans simply based on the asset and LTV.

Rightly discerning her anxiety helps me understand her definition and position concerning risk, which is different than my tolerance of risk because of our personalities and life experience based on what we saw in our parents while growing up.Understand, my intent is not to "close" her like a salesman in order to get her to side with my position.

IMHO, I think that the first home in your portfolio is going to determine the strength and ability to grow as time goes on.

Athens is a great town and practically a suburb of the 4th fastest growing metro in the country.  

They are still growing their business.