Since this upset price is UNOFFICIAL, I have actually seen the lawyer LIE and watched as a bidder bid a LOW amount and the lawyer did NOT bid up to that upset price against him.

The reasons are 1- less competition in commercial2- greater property types lead to more opportunities for “value added”3- commercial net income projections include expense for property management, 1-4 unit residential usually do not4- greater “universe” of properties to buy allow higher minimum return standards Of course residential is MUCH easier to successfully deal in, and with reasonable leverage has small downside risk, so I 100% agree that most investors should stick with residential.  

Precast concrete is a low margin business overall but seeing as this is very special, it would be more that simple stock tanks and the like.I would go for in-ground all the way.

For #6, when it comes to alarms, i.e. smoke detector, for example, those should be routinely maintained and not wait under a "capital" expense is needed on them.

Do not overdo it with like 5 workers, SOS, CSLB and DIR will go after you.I am totally in your shoes when somebody says something about my rates, if someone tells me that my price is too low, I move and FORGET.

I would very please to learn from all of the experts in here about which area is good for a potential investment property with low risks.

As pointed out above, I don't thing that you are including all of the expenses.

If you have a low credit score (or in this case no credit score) there are fees or an increase in the security deposit. 

Think all the expenses and potential income of the property.

I don't know your market, but the vacancy estimate of $450 seems waaay low.