Three very different distinct things happening here, all important to understand especially because there will be negative cash flow until you reach break-even occupancy.

This distinction allows you to ask him to leave after 6 months if you give him his large deposit back.

I definitely don't want to invest in dangerous areas, which Oakland is notorious for.

Hood which is a notoriously dangerous base - both on base and in the neighborhoods around base.

The danger of relying on Airdna data I guess.

I'm asking in part because I've never heard of the distinctions you are making. 

Never invest in any city on Neighborhood Scouts' list of the 100 most dangerous US cities - https://www.neighborhoodscout....Low operating costs - High operating costs can turn what appears to be a profitable property into a money pit.

@Allan @Allan Smith - there is a distinct difference between speculation and a sound investment, but it's not obvious.

@John RinggoldFor rural property, "visibly evaluate and determine if an outdoor area has changed or become uneven, unstable or dangerous BEFORE using it.

So, it's a tough distinction: keep rents where they are or risk having a (hopefully brief) vacancy?