Cap rate vs neighborhood

[Marcus ONG]

Hi.

I was looking around the Arizona Phoenix area for a high cap rate multifamily. And I found that those in the region of 10% are all in the low income area.

Is that a norm or I should be looking harder?
I am concern of all the problems that may come with the neighborhood ie higher crime/ drugs activities/ violence/ thief etc. Not to mention the quality of tenants.

Advice is much appreciated.

Also can anyone recommend banks or lenders who will lend to non-resident?