If you want to be positive about it then realize you could have lost a lot more before being motivated to read the statutes around your chosen profession.PS it blows my mind how many people here conduct these conversations by text message as @Mindy Jensen said.

You could also check the National Association of Residential Property Managers NARPM.org This lists PM by state and area:Hiring a property manager is an important decision, and can be an asset for a property investor, but can also be a detriment if not chosen carefully and without some due diligence.

Being an alum and former resident of Oxford I'd say you've chosen one of the best places for real estate growth in the state.

Crypto.

I would not ever give him specifics as to why you have not chosen to rent to him - that just opens yourself up to having to explain, justify and defend your decision. 

My kid gets a couple hundred a month after expenses mining some kind of crypto with a spare video card.

There are alot of investors who have done this research and created expertise, so you can align with a few on the chosen subject and go all in on their content.To simplify however, when it comes to investing into commercial assets or anything for that matter, it breaks down:What is the return on investment?

Crypto/gold are insurance.I'm preparing for both scenarios: A slight correction and a collapse.

This includes: Tile, grout, thinset(chosen by client), shower pan liner, drain, tile installation, mud bed for shower floor, bathroom floor, concrete boards for walls, shower faucet and shower head (ORB), seamless glass door. 2- new toilet and hookups 3- double sink vanity white shaker with soft close. 4- granite counter top to match either the kitchen or the tile ( to be chosen by client) this includes a 4 inch granite back splash 5- bathroom package kit ( toilet paper holder, towel ring, towel bar ) ORB 6- exhaust fan 7- double under mount sinks with sink faucets and all hookups.

In any case, a replacement is straightforward.I don't mean any of this is easy to accomplish mind you, just that you seem to have chosen the right problems to work with instead of finding something with structural issues.