Thinking of buying a 2 flat property in west Humboldt park

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Somewhere between Augusta blvd & north avenue.( Maybe around Hamlin & division. ) properties are cheap because the area is not the best, a bit of a sketchy neighborhood. BUT I see a lot of potential in the next 10 years in west Humboldt. Any thoughts on this area? Also looking for a basement (doesn’t need to be finished, I can put in the work and time) to get it rented out as well.