Investing in C/D Neighborhoods. Good or Bad Idea?

[Jason Cook]

Hello. I am looking to purchase my first rental property this year. I'm currently house hacking where I live now. I am considering investing in a market that I'm vaguely familiar with. I ran the numbers and looks to be a good deal even with having 10% in Cap-Ex and Repairs per year but the downside is the school rating is only 3/10 and higher crime rate where this location is.

Based on the numbers it would be above a 20% ROI which is fairly good but not sure if the schools and crime could be a major part of the factor when investing or end up making a poor decision just being the numbers look good. Any tips?