Then you then have 2 options. (1) is to take @Ian Ippolito's strategy of maximum risk reduction without worrying about mental energy, this will create the best investment outcomes. (2) is to try to optimize time/effort/energy-adjusted-risk, which can be appropriate for people who are looking for a passive experience, and maybe is appropriate for you. 

It takes hard work, effort, determination, sacrifice and a strong work ethic to become a residential investor.

Most buyers put very little effort in finding a good agent; they literally work with the first one.

With the effects from the moratorium, rent control, and other pieces that aren’t advantageous for owners, finding the right property could take more time and effort.

SO not worth the effort.  

Fair to say you're an advocate of either investing in the higher end or the lower end depending on your time and effort constraints/preferences?

It worked well but definitely took more effort on the part of the investor.  

But, the real question is why waste the effort on a property that they don' want to make concessions on or respond to your offer?  

So I'm uber conservative and want 10%+ depending on my effort. 

Tl;dr: put as much effort as you can into choosing your management company...A) First one was terrible, but I didn't know it until I had my first "problem tenant" after almost 15 years.B) Second property manager was a part timer, friend of a friend, and I was trying to save money.