Now keep in mind, median household income here in MN midwest and CA is almost exactly the same, just over $100kyr.

Their income is only 3X rent, they lack credit history, and the household is much larger, which could result in more wear and tear.

Median household income for 38109 is $35k or ~$31k after tax

The important things to consider about HOA fees is that they usually include some utilities: Water/Sewer, Trash, sometimes shared amenities like gym, clubhouse, pool, and they are saving you the time and headache for property maintenance: lawn care, tree timing, roof, siding, etc.

Use median household income by zip code (and school rankings, to a much lesser extent). 

Household Debt Rose by $184 Billion in Q1 2024; Delinquency Transition Rates Increased Across All Debt TypesMay 14, 2024

Down payment of $13K including reserves sounds pretty low to me . ( Based on Maryland )

Median incomes are an insane gap from cost of household/properties.

Bigger Pockets sent out an alternative investment article which included ATM investments as a suggestion. 

., retirees, dual-income households, or tenants relocating for work) may reduce risk.Stay Up to Date on Landlord-Tenant Laws: Understanding your rights and obligations can help you navigate issues more effectively if they arise.That said, if the potential risks are keeping you up at night and the financial pressure of an eviction would be too much, selling may still be the best option for peace of mind.