I’m done with dead beats who give me lame excuses all the time why they don’t have rent or have ever had any emergency money to covered the unexpected things that we all encounter every month.  

Having encountered bandwidth difficulty with our accounting firm and CPA, we replaced them with a national company with capacity to handle our ever-growing portfolio.

or are those just "get rich quick money scams"?

I encounter this all of the time. 

Another option is to buy an extended warranty - just check the fine print as many are borderline scams.

Even if you get nothing, you at least get the satisfaction of knowing it will hurt their credit and may prevent them from scamming another landlord or qualifying for a loan. 

Search the BP for ADU appraisals to encounter numerous examples.

Has anyone encountered this and if so, what did you do?

What are the biggest pain points you've encountered when trying to find distressed or off-market properties?

I was so nice and kind to them allowing flexible rent payments but not sure why I had to encounter such a rude behavior from the tenant.