Investing in West Dayton Ohio and Getting 2%?

[Robert Gibson]

In my brief analysis of the Dayton area single family home market, I don't see any way (short of getting a super screaming deal) of getting much greater than 1% (rent/appraised value) other than in West Dayton area.   From my general analysis, homes in "nicer" suburbs of Dayton just don't get distressed enough to come close to yielding 2% or are valued low enough vs projected rent.

So, my first question is: is my analysis off base here?

Investing in West Dayton would make me nervous given the level of crime and distressed neighborhoods in this part of the city.   However, I fully admit that I don't really know much about West Dayton other  local news crime reports and seeing some pretty sad homes on Zillow, etc.  

Second question: are their parts of West Dayton that are better and safer than others?