Deal Too Good To Be True?

[Batool Hussain]

I am an OOS investor and found a quadplex that I am interested in. I am getting mixed feedback on the area in KS - from the area is not where one would feel safe at night, to there is a lot of investment going on in KC, and it is becoming gentrified. I would just need to buy and hold. 

The deal analysis is showing very little cash flow, but I think the property will make up in equity what it will lacks in CF. Also, as I am from a state where the taxes are really high, moving to KSMO will also indirectly help cash flow by reducing my taxes (I am look at FHA loan, with ~3% down).

An RE mentioned, that 5 blocks either way, old homes are being torn down with new homes being built for ~700K. 

My thought process is that in the first 5 years I will break even, but then it would pick-up. 

Any thoughts?