SAN BERNADINO 4 UNIT

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I am brand new to this forum and need some advice. I am looking at a 4 unit about 1.5 miles south east of Cal State San Bernadino. Looks like all the tenants except for 1 have been in the building less than 6 months. (Essentially they are all new renters). I have read the horror stories about SB, but I am wondering if the area around the college is any better in terms of renters and neighborhood. 

I am looking for cash flow and this property seems to have it, but I don't want to chase rent and spend all my income on evictions and repairs. Also I have heard its tough to find a good property manager out there. Please advise?  I am also open to looking at additional investments in SB and Riv Co. as well.