Unfortunately you are going to get different answers from different people, especially from Realtors trying to solicit business in their market.What I have been noticing is that even in landlord friendly markets, prices are high.

But Ive owned in those high risk areas before, and it can be brutal

If you're struggling to get started and don't know where to look, I'd highly recommend doing a house hack. 

I ended up buying in Crenshaw and I liked it.

However, with mortgage rates being so high when I bought, I am worried I will have some negative cash flow (approximately 200-300 per month as a long term).

That is why at BHB we have all leases end from 3-31 through 09-30, to avoid the slow rental season. 

You'll find some crime as you would with a more affordable area but overall it offers good rents in a time where rents are at historic highs.

Recap: Tenant didn't pay rent for a few months, and we ended up in court, agreeing to a 12 month arrears payment (per courts).Today tenant received a DCA EPP Payment for 6 months into the future (May->Oct).

If installed in areas of high foundation movement you will have possible buckling and separation.

Now, the headline of % of rents, vs the huge number of ticky tack fees doesn't really matter in the end if the PM is good and runs a tight ship, keeping my property well maintained and occupied.