You mentioned you have minimal time so the last few options might not be the best decision.

I just want minimize that risk as much as possible.

The ultimate goal is maximal after-tax income and not minimal taxes.  

But keep in mind people are people if you treat the respect and demand respect of your space you should have minimal problems.We invest in high crime and high distressed areas of Atlanta, you will always have some issues, but it all depends on your comfort level.I had the same loan you had on my first property, had no real issues and it was in a very high crime area.

I have mapped out my monthly expenses and plan for minimizing my recurring debt load.  

You never eliminate it, you just get better at identifying it and minimizing it with experience. 

Im minimally involved in my local REIA but up to this point I don't have a mentor. 

And let me tell you this: the amount of common sense or special knowledge attributed to such a person by a judge is going to be embarrassingly minimal. 

If I did a 20-year amortization of a $75k principal ($80k purchase - $5k down), the buyer's monthly payment would be $675 - my payment of $640 would be minimal cash flow.  

Yes 24/7 for us but the running cost is minimal compared to the old dehumidifier we had running.