I'm not sure it's the tenants that you have to worry about, you have some control over them. But worry about the tenants neighbors, the ones that watch the U-Haul truck pull away as your tenant moves out and then break in that night and remove your furnace and hot water heater.
In fact you may not ever have to go to the property yourself you may be hoping to pass off the physical risk of life or limb to your property manager. I'm in Detroit, Detroit has Beverly Hills type homes less than 100 feet from total dumps (Indian Village) I've not seen that elsewhere.
The street and the neighbors make a big difference in the viability of your investment So ask yourself these questions:
Are your tenants doing the break-ins on your street?
Or are they the victims that will eventually give up?
When a unit is needing repairs will a reputable handyman go there?
Does he need an armed guard for his work truck while he is inside working?
I know more than most about the environment you hope to improve. People try to paint all of Michigan like you portrayed your potential neighborhood. Metro Detroit has problems Yes but it also has SF houses that would sell for $10,000,000.00 in today's down market.
To summarize I would avoid areas in Detroit as you describe your target area to be. But it could make a profit but the risk is not worth it.
@Jay Hinrichs @James Wise @Joe Villeneuve All have extensive first hand experience with the obstacles that you have to hurdle to accomplish your altruistic mission.
I have lots of Great areas to choose from but maybe you don't. Hope that helps.