Congrats Subbing work out in the high desert aint for the faint of heart.  

CA OR NV AZ WA etc.also this being an investment property I think a work out with the lender is whats in order.

Depending on the amount of months left on the lease, you could add him and if it doesn’t work out, serve a non-renewal notice.  

I remain positive that everything will work out!

This will be my first investment property and I am hesitant to just hand $30k+ to someone and trust it'll all work out.

Aloha,Given that this is the first month using the Avail system, unless you specifically provided the tenant in advance with information on the lag time from first hand experience, I would let it go and simply inform them of how the timing did not work out, and have them adjust their "pay" date accordingly, reminding them of the "late" date and penalty for future payments.

If STRs don’t work out, you can still sell at a profit.

Tax sales can be rules-intensive, so research on the front end is ALWAYS a good idea to know what you're getting into.

Geez  I would be talking to your HML right now as I doubt they want to take it over.and try to get a workout with them ASAP.. sounds like its going to be  a loss anyway you cut it and I have to think you put up cash for a down payment as well. maybe someone else will have some pearls for you.Wholesaler is going to low ball you for sure.

Reason being, our first choice path does not always work out.