Loss of use is foryour additional expenses if you can not live there due to a covered claim (ie.

As far as options, do you know that Atlanta has implemented restrictions on STR and MTR properties with additional licensing and requirements? 

In addition to a Spring break influx and a much higher spending bracket.

I would recommend getting a minimum of 10k in security deposit which is typical in addition to signing a long term lease. 3+3+3+3+3 = 15 years.

A lawsuit on public record against them could put some serious harm in their future endeavors especially if they have a track record of bad deals.Note: I am not commenting on the experience of either party noted above and responding in a fashion that this information could be used for fill in the blank company.

My agent thinks it's worth listing as 3/1 to see what the market will pay for and re-listing once the additions are complete as a 4/2 w/ patio.

., have all sorts of limits on their coverage, which may require specific riders to be added (if they are even offered)You will want to be added as, "additionally insured" in case you are sued by a guest, worker, etc..You may need to explore other insurance options for the owner and then convince them to switch. 

Additionally, Virginia law requires landlords to provide a 5-day grace period before a late fee can be applied, meaning rent must be at least five days late before a fee is charged.

In addition, if the PM does not have the means to do a quick tenant flip, what confidence do you have that they will properly vet the tenant?

Remove the virtual staging, get some drone shots as well probably cost an additional $300-400 so one could get an idea that it's a corner lot and it's spacious to entertain/park more vehicles.