There's a ton of experience in this group, so ask lots of questions!

I appreciate your suggestions or if you could comment on your experiences.

:) Happy to help, I have extensive experience there.

At the end of the day $800 of repairs in an inspection report isn't that bad-ask him to split it with you. 

Repeat for 15ish years to hopefully own a total of 6-7 homes by the end of this.

At this point, this tenant sounds like they're all bark with very little bite - I'd just keep documenting everything in writing (as it sounds like you've been doing) and sending everything to them via email as a backup as well, and only involve the lawyers if the need actually arises (e.g. if they file a rent escrow action; if you need to start eviction process for non-/partial payment; if you get them to agree to a mutual lease termination; etc).If you do end up going with the carpet replacement option, I would also recommend going one step further: in addition to replacing the carpet and the padding underneath, also take that opportunity to put down a coat or two of heavy duty Killz on the subfloor before the new carpet gets installed. 

My dead-end jobs before real estate helped launch me into directions I never realized at the time where helpful.

They are people and at the end of the day, they just want to make sure they get their money back.

Please reach out with me if you're an agent who is also a developer themselves or have experience in the area. 

Any of you live outside the U.S  or have experience on countries where the dollar stretches' the most, Im biased in Bolivia, SA, because my family is from there , im fluent in spanish and been visiting on/off since i was a child, longest time i stayed there was 1yr.