How do I know a property is a good investment?

[Phillip Gasper]

Good afternoon everyone!  I just had a couple of questions I've been pondering while looking at duplexes in my local area.  I am struggling with knowing what a good investment is.  I really want to be proactive, however, I get skeptical when looking at houses to buy and rent out.  I just do not know what a good deal is even after analyzing the property on BP rental property calculator.  

A lot of the properties are mostly occupied and my goal is to live there while renting it out to create cash flow.  What do I do with the tenants?  Do I fix it up first or do I just move?  My price range is low so a lot of the properties need cosmetic fix ups.  I am just afraid that I am going to buy a house and it will being the wrong deal.  

Lastly, how do I know that the market is good?  I am searching primarily in the Cleveland area and have a real estate agent.  A lot of the properties do generate cash flow but I do not really like the area but it is what I am stuck with in my price range.  

Any help would be greatly appreciated!