4 unit multifamily in Franklin square, Baltimore

[Nana Twum Okrah]

Property costs $115k, but needs approximately $90k of additional rehab. Estimating monthly income of $900. I'm not familiar with neighborhood and I've heard conflicting reports about investing in Baltimore, but I think rent is realistic. Property is close to the University of MD medical school and the Inner Harbor (main tourist area in Baltimore), so I'm excited about the rental prospects. 

However, I'm worried that the rehab cost is too high and may affect resale value and property appreciation, since I plan to trade up in about 2 years (1031 exchange). I'm hoping for a 3% annual appreciation.

Would appreciate any advise about, or direct experience with, risks of investing in this area, particularly about property values and rents. Thanks