It's simple: He complies with the payment dates and method detailed in the lease or you move to evict him.

My goal is to use the BRRRR method and have at least 11 more rental units (either SF or small multi-family).

Is that correct?

It's the 3rd Monday of every month correct? 

In my opinion the package is worth around $600k and this should give you a 9-15 cap of repositioned correctly.

If I am interpreting your numbers correctly Year 1 Net Operating Income is 5,000.

Its important to note that the rent from the 3 units is added to your income to qualify (less advantageous calc method)  and is not used to offset the mortgage (more advantageous calculation).Also you have two current loans outstanding VA loans that have 67% of your 667k limit tied up.

Research the BRRR method as much as you can and build that wealth portfolio. 

I can't see the reason to go else where to make 1% or 2% greater return.. you would eat that up in travel costs alone.But anyway.. in my mind we are getting to a balance market.. and your correct rents are not keeping up with costs.. so will be interesting to see how it all shakes out in the years to come.I remember when I started in the business if you put 20% down or 25% down and the tenant just paid off your house  forget about cash flow that was a huge win..and why not.. its a forced savings safe investment tax benefits.. etc.. then it became you have to make money on your down payment this is what created that run..Maybe we will step back in time and break even will be great..

I would make an additional suggestion that, if REI is your interest and passion, and becoming an agent is just one method to get you closer to that, why do you need to be an agent?