Advice need in investing in duplex - Houston TX

[THU NGUYEN]

Hello BP members,

I am thinking of buying a duplex about $120K.  CF is about $800/month so awesome right for that a property that low.  However, it's not in the best area.  Appreciation is not great as I have seen the same property sold in 2007 (9 years ago) for $110K.  Almost 9 years and the duplex has increased only $10K in value. 

Would you do this deal?  I have seen bad experience with Section 8 tenants from my friends properties so I won't allow Section 8.  I have been blessed with perfect tenants for the last 10 years of being landlord so I am not sure what to expect if I enter into this type of property.  Great CF, not much appreciation and not A type tenants.

Looking forward to hear your feedbacks.