Reasons to or to not invest in "unsafe" cities

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Hi all! Like many who post in this forum, and am new and looking for advice!

I am currently looking into buying rental properties in a city that is has a much higher crime rate than much more of the U.S. However, It is a city right outside of a military base, and rental listings last a few days, at most - especially if allows pets. Each time I look online there are about 25-30 houses available, only a few have been listed for more than 20 days.

There are better areas, obviously, and then there are the more "sketchy" areas that most military families try to stay away from, but like I said, there are not enough rental houses available, or base housing available, to be super picky. I'm weighing the cons in my mind, and would like to find out from those who have first hand experience what the pros are.

I would like to hear from those who DO buy AND rent in the C and below areas.

-Why do you do it?

-Is it less of a headache than what people think?

-Is the constant influx of renters, good or bad, worth the risk of getting troublesome renters?

-Is it an investment based on cash flow ONLY, or does your area appreciate a good amount?

-Do you somehow have a system in place to

get good renters in place, or is getting the property filled quickly priority 1?

-Have you found that renovating and updating the property has made a difference? Or does it not matter how updated or "modern" it is to get tenants? .ie you'll get tenants no matter what?

- And have you found you can charge more for a renovated interior, or does the price you are able to charge not really differ at all from competitors in your area, BECAUSE you chose to be in a lower class area?

That was an overload of questions, (and I have more) so answer whatever questions you think would be helpful!

Thanks in advance.

@Amrie Kleinlein

I own C class rentals both here locally in Cicero, IL and also in Indiana. 

-Why do you do it? I bought them because they were cheap. 

-Is it less of a headache than what people think? No. They are more headache for sure than B class. My B class properties are infinitely easier to manage. 

-Is the constant influx of renters, good or bad, worth the risk of getting troublesome renters? You never want troublesome renters. Even if your renters are working class folks you still want to see good income, decent credit (600 or above), etc. 

-Is it an investment based on cash flow ONLY, or does your area appreciate a good amount? Most C class areas see less appreciation than B class. You need cash flow or else your investment is worthless. 

-Do you somehow have a system in place to get good renters in place, or is getting the property filled quickly priority 1? It all depends on your area. My Cicero property is in a great rental market with strong rental demand. Real vacancy is less than 5% in the area. You cannot beat the averages long term. 

-Have you found that renovating and updating the property has made a difference? Or does it not matter how updated or "modern" it is to get tenants? .ie you'll get tenants no matter what? This is incredibly market specific. You will need to research this locally. Most C class areas warrant much less "renovations" though. 

- And have you found you can charge more for a renovated interior, or does the price you are able to charge not really differ at all from competitors in your area, BECAUSE you chose to be in a lower class area? Again, this depends on your area.