I am also not a fan at all of HOA's, the fee eats the profit and can fluctuate.  

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.

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!)

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.

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.

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?

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

What does the law say about emotional support animals?

I even noticed the tenants had affixed some kind of bird cage to the outside of the home to allow an animal to go in and out of the home.