The realities of C class neighborhoods

[Christian Clark]

Out of state newbie here. Just wanted to get a gut check from the more experienced folks about the realties of owning small multifamily in C class neighborhoods.

I have heard "C Class tenants do C class damage to your property so budget accordingly" Maybe 5% repairs gets bumped to 10%?

I have heard "I have had 4 murders to date."

I have heard the tenants generally leave every 12 months, so budget $2500 turn every year. Does this come out of the 10% or is additional?

I have only found one property manager who will touch this neighborhood. What happens if he quits one day because I'm a small fish and ask too many questions for his busy schedule?

Appreciation looks great, but it feels like a huge headache for cashflow that is less than a 3 year treasury. Maybe even negative depending on how it goes. 

Really wondering how other seasoned investors think about this stuff and if perhaps there are still B neighborhoods in San Antonio or Kansas City that cashflow if the only neighborhoods that cashflow in Columbus are C class.

I'm also wondering if it's any better in single family.

Thanks in advance to anyone who can share some expertise and insight!

[Nathan Gesner]

Quote from @Christian Clark:

Four murders? That's D-class, period.

Property Managers still work in a C-class neighborhood. I have quite a few C-class rentals and they are more problematic, but we handle them pretty well because we know what to expect. We inspect them more often, watch late-paying tenants more closely, nip problems in the bud more quickly.