Downtown area East of I-110. Should I invest ?

[Mohammad Nur]

I have been looking to buy a buy and hold investment property in Baton Rouge area. Mostly looking in and around downtown in B - C class neighborhood. Been looking last 3 months but I haven't found any property that makes sense in terms of a balance between cash flow and potential appreciation. There are few properties east of I-110 (somewhat low income areas) which would generate decent cashflow but being a new investor I am just being little skeptical. 

Just wanting to hear from people who have invested in those areas ( Laurel St, Main St, North St ). Your thoughts ?