Help me analyze this property

[Lucy Smi]

I just found a 3-unit rental one block away from a college in a Class B/C neighborhood.

Asking price: $380k

Rent:

unit 1 $1200 tenant occupied , unit 2 $1200 currently empty, unit 3 $800 tenant occupied.

Concerns:

Unit 1 is rented out to a couple who has security cameras everywhere. This is a sign of not very safe neighborhood, right?

Unit 2 is empty which is weird being in the middle of a semester.

Unit 3 smells weeds the moment I entered it.