BiggerPockets

War zones are where crime rates are very high. Also where there is reported gang activity.

Watch your news, read your paper. LISTEN where the shooting, murders, and violent crimes are happening on a regular basis. Not sure there's a magic formula. For me, if I don't feel comfortable walking the streets at nite there, I don't market or buy there.

Neighborhoods can drift, either upward or downward.

I've got a couple properties in a border neighborhood that the police and city are targeting both for crime and code enfractions. Many houses are boarded up because the landlords won't meet standards, and soon they will be torn down on the landlord's dime. Looks bad now but once the riffraff are gone it will be a nice family neighborhood again.

You can play a part, too. Screen your tenants well and enforce your lease. I tell my tenants to report any problems in the neighborhood to me and I will pass it on to the cops. My tips have shut down two crack-houses (not counting the tenant I kicked out for selling crack).

What significantly contributes to the problem are SLUM LORDS. I've got one in this neighborhood, a really friendly guy, too! But I've dropped a dime on him and will do it again if needed.

One key to remember is that strong landlords can turn a neighborhood around.

Good post Mark! I personally feel too many people play victim to their surroundings. There are things you can do to make a difference. Like Mark mentioned get law enforcement involved, if law enforcement know that the tenants and landlords care about their neighborhood they will be more likely to do their jobs. Just my two cents.

BTW- I feel that the difference in a low income area and a "war zone" area is a matter of personal opinion. Statistics prove that low income areas have higher crime rates, so I believe you cannot have one without the other. IMHO.

I'm sorry, but my definition is much different. I rent in lower income neighborhoods in So. Tx, but I don't need a gun, I've NEVER seen a drug dealer on the corner, and I will drive there at night. These are not war zones nor prostitute corners.
If you want to fear for your safety and wear a gun, then buy in low income areas of big cities. No thank you for me. My low income areas are still driveable with my wife at night. If they don't meet that criteria, I'll pass. Rich

Rich - with all due respect you may be the only Texan I know who doesn't have a gun regardless of the neighborhood you're in. :shoot:

If defending yourself (packing heat) isn't your cup of tea, then I wouldn't get into low income rentals.

LOL - great minds must think alike. You used to carry the Beretta PX4 didn't you? I just switched from the Beretta 92FS to a Glock 30. .45 with 11 rounds. These Glocks are so much better aren't they?

I was carrying a Beretta 9000S, which I still have, but that extra 5 rounds in the
Glock and the simplicity of the gun are very attractive for a carry gun. Conceals surprisingly well.

Mike

I'm a beginning investor (only have 3 properties of my own) that's cutting my teeth assisting my cousins with their properties (around 100). And yes, this is my first post on here! Most of my cousins' properties are located in less-than-desirable areas. Furthermore, a good number of their tenants are less-than-desirable people.

What constitutes a war zone? Bullet holes in the buildings are a good start. Visiting the property and getting re-routed by the police because a bloody corpse is in the alley is another. Being approached to purchase / sell drugs (not counting pot in a college area) is a clear signal that you're not in the best of neighborhoods.

Speaking to investment, I can tell you that my cousins make excellent cash flow on these properties but have trouble selling them to trade up to other properties. Cash flow IS a good thing, but I'd rather sacrifice some cash flow for the ability to sell the places in order to step into other, better places.

How to handle problems? While I like the Beretta and Glock suggestions, I've learned that local law enforcement is best used by dropping dimes on the problems. Enforcing the lease is important. Keeping the property looking good (crap condition attracts crap people) helps. There's also getting the city involved by reporting problem places with code violations and the like.

FYI, I hold a Class III FFL/SOT. My open carry gun (concealed is illegal here in WI) is a Serbu Super-Shorty 12 gauge AOW. While it has a low capacity, I've yet to meet anybody who continues to cause issues after it's produced.

Mike

I normally don't tote it around. But I have zero qualms about bringing it with me in certain neighborhoods or if I feel that its presence will stop problems before they start.

Mike

I carried my duty and off duty weapons first 9mm and then 40 cal. for too many years. It was more of a burden then anything else. I perfer my 380 cal Walther PPK. It's small enough I can put it in my pocket and I don't have to deal with a holster and I can promise you that I can drop someone just as fast, from pretty much the same distance.