Finally, remember that real estate in HCOL areas is often about long-term appreciation rather than immediate cash flow.

Whatever you decide, remember that appreciation is why you're exploring a 1031 :) 

Along the way I remembered something the great note investor and early real estate investing teacher Jimmy Napier said to me.  

I can't remember the last time we lowered any rent might have been in 2008 or earlier. 

Quote from @Lucas Martinez: First, I wrote the "immoral" part before remembering they were on a monthly agreement.

However, if you remember the presidential candidate from years ago who was Dallas based, Ross Perot, he said, if you want to make a billion dollars in real estate, buy in the path of progress. 

Remember that they put their best foot forward before the investment, so it only gets worse from there.You said you were eager for this opportunity.  

VanGundy filed a personal bankruptcy, but that petition was dissolved, from what I remember, she did not cooperate with the bankruptcy court.   

Get the inspection but remember they are looking for hazards and not considering what repairs will do to the final value or monthly rent.

Remember the lowest price is not always the best when it comes to insurance!