I was listening to the episode of the Bigger Pockets podcast that talks about the BRRRR (Buy, Rehab, Rent, Refinance, Repeat) investment strategy and remember that they suggested that people who do not have $90k in cash lying around could use a hard money loan to fund their first deal, then reuse that money to buy more houses. 

Initially I was going to self manage but given that this is a “problem tenant” who complains, makes excuses, lies, and probably doesn’t truly meet the income requirement I’ve decided to hire a PM now in case an eviction happens.I was excited to get started but had no idea that tenants can be like this.

This is an example of technology outpacing laws.  

With some newer technologies coming on line, I've heard properties as low as $300k make sense.

It's a lie and as soon as you get a lead on the hook, it becomes increasingly difficult to get them to continue believing that lie for a multitude of reasons. 

Looking for sites that are well positioned around areas of growth within close proximity of universities (to capitalize on student population) medical centers, technology districts, financial districts, area entertainment and outdoor recreation, trail systems & transportation options. 

If I could find deals lie that, I would literally purchase 10 of them...

You could then use skip tracing technology to contact the owners or if you are not comfortable, find a wholesaler here to work with them to see if they can get it for you under contract. 

At first, he lied and told me there was a third trustee who was halting the sale but after talking to him in December, he said he was waiting 'till his brother got on his feet.

It would be scary if you were lying to yourself saying that this is a great investment and it is really just a " special chunk of land" that you want.Even if that was the case if you can afford it why can't you buy an property that you want.