While that is probably true, it would also wash out the grocery store where his food comes from and the neighborhood would look like 

Philadelphia is a city of neighborhoods where each has its own personality and values.

It’s certainly worth shopping around.  

Have you seen any strategies work well in Anacostia (or neighborhoods with similar challenges) other than flipping?

I've always invested in the Jackson area, mostly because that is where I lived and worked and I knew the neighborhoods.

If I did it I would drive around my neighborhood and drop off notes in front of houses that look like in disrepair.

I've got a list of questions I'm running through each and asking for advice on various neighborhoods within each city.

I'm entirely STR focused as an agent as well, and work with pretty much exclusively STR investors, so I have my finger to the pulse of the regulatory environment here in a county, city, and even neighborhood basis.

Has had only 1 offer)The numbers and the neighborhood stats work out for us so it's a deal.2. 

Dániel KovácsTo start investing in real estate in Dallas-Fort Worth, network with local investors and developers, learn the market by researching neighborhoods and submarkets, connect with agents who understand investor needs, explore financing options early, and consider BRRRR and Value-Add strategies.