The seller falling off the radar has a high likelihood, I never thought of that.

The good news is that there is an unusual split in the market now, which won’t last forever, of which you can take advantage.Residential properties, at least in SoCal where you own, are still selling for relatively high prices.

I think you'll find that the '1% Rule' isn't applicable in most markets - especially those that are high demand - and that it hasn't been for some time. 

High liquid cash is fairly low as I am just finishing up a rehab.

Your input will be highly appreciated.

Also @Ashish Acharya and @Michael Plaks are very active in the forums and highly recommended.

The forgettable $175 ADR listings will struggle but high end and eco are doing well. 

It's in Rosharon, Texas and property taxes seem high at 3.19%3.

Has anyone had a difficult time with properties in high-crime areas?

Consider taking advantage of high interest rates by buying first trust deeds, currently paying 9.5% and outperforming most new rental purchases.