How to approach a Property analysis if you don't live in the area

[Kenny Kamdoum]

Hey Guys, i have a property in Baltimore Zip code 21224 and while analyzing it, it makes perfect sense if i can buy it Seller Financing but if it's conventional 25% down then the cash on cash is very low. The numbers are,

Purchase Price: $90,000.00 Purchase Closing Costs: $1,500.00 Estimated Repair Costs: $5,000.00 Total Cost of Project: $96,500.00 After Repair Value $90,000.00

I said the ARV is still worth 90k bc properties in that area are not valued very high. The owner owns 90k on the house so it's not like i have any room to negotiate a different deal. My questions is how do i know if the location is good since in Baltimore some streets are good and others are really bad. The owner had a long term tenant in there for about 12yrs at rents of 925 but market rents are about 1100 so if i do some rehabs, i may be able to push rents. This will be my first investments so i want to make sure that i am looking at the right places. What are things i need to verify to secure this as a good investment?