Investing in an "F" area

[Harry Orfanos]

I am looking to become a new first time investor and am working with a great Realtor out in the Cleveland area. He just sent me a deal that checks a lot of boxes (Newly renovated, cash flows according to the 2% rule and the rental calculator, etc). However, the "Crime", "Housing" and "Employment" ratings for this area (Fairfax) all have "F" ratings according to a few sites (areavibes.com, being one).

Anyone have any thoughts on investing in areas like this (especially with an F in employment), despite cash flowing on paper and being newly renovated?

Thanks!