You don't want sketchy areas because you will get crappy tenants and smart females won't want to live there (too dangerous at night).

I have never felt in danger walking the street there. 

Quote from @David Kanarek: DANGER !!!

It can be a dangerous venture that's for sure!

I also have learned Memphis can be quite spotty (a dangerous block can be just a couple blocks from a good renting location so you really need a boots on the ground agent/team that you can trust). 

Site cleaning may be the single most underfunded line item on construction budgets which often leads to dangerous work sites.

Let's think about what fox news would gain from telling people Mexico is dangerous?

WikipediaLow crime rate: Never invest in any city on this list: The most dangerous cities in America, rankedLow operating costs: Good indicators of a pro-business climate include:Property taxes: State Property Tax Rates - Rocket Mortgage.State average insurance cost: Insurance - ValuePenguinState income taxes: Tax FoundationLow risk of a natural disaster: Natural disasters can devastate your property and the surrounding community, leading to job losses and the closure of shops and businesses.

Other than that the lead paint does not pose a significant danger.

That could be dangerous, IMO.