Only taking action if the deal has fat projections, meaning the seller has lost his mind and wants to sell for a ridiculously low price.  

I believe my experience in the market can be valuable for both buyers and sellers, but I'm also eager to learn more about building a strong real estate investment portfolio.I'm particularly interested in BRRRR strategy, short-term rentals, and multifamily investing.While I sleep, eat, and breathe real estate most of the time, I also enjoy sports (go Vols!)

I eat the cost of something goes bad and/or go after the guy I paid to do the install etcThe flip is if the tenants does it, and it all goes bad, now I have to go after the tenant to get paid and lets face it, that often doesnt end well. 

We have nice size backyard, all sand, I was thinking to add a sitting area/outdoor eating area/firepit.

Make sure all your documentation is in order in case he decides to sue (unlikely) or file a complaint with the state.Once you get rid of him, it may be worth eating the $1,300 shortage just to be done with the guy.

Lawyers look for easy identifiable and fat targets.

Quote from @Andre Hammond: We used doorloop. pros: nice site and set up, easy for you to use to screen tenants.Downside: if your tenants nsf you eat the bill especially if they aren’t making the payment next month.They use a 3rd party for payments so if you get disputes against you.

I suggest you offer them to pay half the missing rent, and you eat the rest of it.

The issue is that it does eat into my free time, which is very precious to me (I also don't have a lot of it).If I want to exit I guess I can look for an institutional buyer at around 5% cap?

Keep in mind low downpayment can have PMI which eats dearly into cash flow.