Long distance for cashflow is my vote but if you want to gamble on appreciation locally (in the face of declining tourism) that is up to you 😁If you net worth is under 500k... stick to 1-4 unit for now and get some experience first.

Looking forward to hearing from you.MT I am not a huge fan of it unless you have a trusted team set up.See more here:Why the BRRRR Method is a Risky Gamble for Out of State Investing

I would have concerns about the viability of that market given long term trends towards off-shoring, automation, and the shift of U.S. economy to be more service-based.

It's a modern day equivalent of the wild west...oil, whiskey, gambling, rattle snakes, prostitutes.

Call the police where she is located and ask for help, also the attorney general's office.You need to directly speak with every single one of your tenants today and notify them verbally, and in writing, that they are not to pay the property manager this month, or you will lose June's rent, also.Surely she has a drug, alcohol, or gambling problem, and has simply taken your money. 

Should I gamble on this or look into how to file a class action lawsuit against California's Judicial Council? 

Just jumping into a property is a bit more of a gamble.

It’s a risk, you need to decide if you are willing to take that gamble or not.

It could appreciate but I consider that gambling.

Buy and hold could work too, but right now the ratio between cost of property and rents doesn't make sense for a lot of houses on the market, unless you're gambling on appreciation.