No free lunch in this market!

I’m considering amulti-family property in the 76104 zip code of Fort Worth, TX, and I’d love your feedback to help determine if this is a good deal.Property DetailsAsking Price: $169,999 (seller says it’s negotiable).Current Rental Income: $2,400/month (duplex is vacant).Configuration: Combination of duplex and triplex units.Some units are rented at below-market rates.The duplex and need rehab.Historical Income: Seller claims it previously brought in $5,000/month when fully occupied.ConditionBuilt in 1934, so it’s an older property.Some permits were recently pulled (e.g., plumbing, window replacements, and sheetrock repairs), but it still needs work to get the vacant units ready to rent.It’s located in a neighborhood with a higher crime rate but also near major highways and areas with rental demand (e.g., downtown Fort Worth and Texas Christian University).My Goal:I’m focused on cash flow, and this property seems like it could work if I can stabilize it.

I exited the market due to the short term rental regulations - properties that are rented under 90 days are considered short term.

Those rates are not as nice as rates we got a few years ago for less than 3%, but in today's market I'll take those rates. 

Diversification Beyond the Stock Market: Real estate provides tangible, real-world value that helps hedge against market volatility—a crucial feature when building a resilient retirement portfolio.

So, here are the basics based on my market, which is AZ.  

In my experience, tenants that remain in place for 5+ years are almost always behind market rates.

Study the market.

and I also rent to voucher holders in the Milwaukee market. 

Must be market by market or builder by builder.