Although the cost is high for these areas there is little new construction.

I don't see how rent point has to do with absorbing high insurance costs.

I would set the cleaning fee for at least what it costs If you feel the cleaning fee is high get some other quotes 

Townhomes and condos in areas like Spring Branch, Heights, and Rice Military can see high appreciation rates.

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With today's high interest rates, it usually doesn't make sense.

You are right about high risk of default.

They have almost zero value when they go dark.Example if I bought some run down DG with high cap rate all cash for 1.2 million but came with amazing dirt in strong location then I would just demo the building if they left and raise rent with another tenant with ground lease, build to suit, etc.DG typically have flat rent.

In high priced markets, I think you'd have more luck flipping, especially if they're active markets with good sales volume and appreciating prices. 

Yes, the IPDs are highly useful and do a good job of giving you a sense of how the investment will fare if all goes as planned.