If I were forced to pick, I would suggest focusing on Austin due to its tech-driven growth and lifestyle appeal.

I can't figure out what the economic forces are in the community driving the high rents and relatively low purchase prices.

The people maliciously destroyed the property.Maintenance costs are much higher due to the tenant knowing that any damage they do, the owner will be forced to repair due to the inspections.

I recognize my numbers did not include closing costs and as you pay down the equity, the LTV decreases (but you get the equity paydown), but this return is so high that even if it had a modest hit, it would still be a great return.https://www.neighborhoodscout.com/ca/san-diego/real-estateAdding in forced appreciation can create an infinite return via brrrr.  

Unfortunately we can't force a tenant to act however we can CYA! 

I think the most important thing is taking action and limiting your risk as you start, knowing that part of starting is going to force you to learn some things you just can’t learn otherwise so try not to focus on hitting home runs right out of the gate. 

Rent control forces prices up, not down on average.Rent control creates scarcity in housing.

I learned the hard way that things can go wrong quickly, and if you don't have cash in place, you might be forced to sell at a discount.

I purchased Smarter In Dec and they immediately went into a system maintenance for over a week, forced to go elsewhere and they refused to refund the $597 start up fees.

Send the eviction paperwork to tenant caseworker, so either tenant loses their voucher or is forced to abide by the lease they signed.