Kansas City Neighborhoods & Zip Codes to Aviod

[Stanci March]

I already know about the "Murder Factory" but have also heard 64127, 64128, 64129, 64109 should be avoided as well. The Kansas City area, especially on the MO side seems so hit or miss in terms of neighborhoods. Can anyone tell me some places that they would really try to avoid? I get that some of these areas are probably cash flowing well, at least on paper, because houses are so cheap but I'm more interested in equity and appreciation plays. I'm also reticent to invest in highly dysfunctional neighborhoods because many PMs won't even take on your properties in those areas, so you can end up getting stuck with whatever turnkey company seduced you with their cashflow numbers to begin with. Not a good position I want to be in if things don't go well with my properties. Where are the sweet spots where values can still be had but that are also coveted by solid renters?