Providence investors: which neighborhoods are most promising?

[Austin Shute]

I live in SE Mass looking to purchase, occupy and hold a small multi in Providence RI (first time.) I’m priced out of most anything on the very desirable East Side (Brown U, India Point, etc.) Most other neighborhoods, it seems, are plagued with vacant storefronts, for-sale commercial spaces, and incredible amounts of litter and vandalism. Which areas are “up and coming” or worth considering? Which neighborhoods do you live / would you live? I’ve toured properties on the West End, Mt. Pleasant, Charles and East Providence. Input and opinions much appreciated.