Help! Good cash flow numbers but in lower class ghetto area

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title says it all i have a fourplex under contract and upon seeing the location was not thrilled to see that it was in kindof a ghetto area and kinda run down. However the numbers and cashflow are very good. The already in place tenants seem fine but i know that tenants come and go. I just keep going back and fourth, I'm curious to know everyones experience in this area. Thank you all!