However, it's a deal in a different state and during the Facetime showing, I could tell the tenants were gross and makes me think they don't care about taking care of the place or their living conditions.

Who cares where the rent is coming from?

If you're insuring a home to replacement cost, insurance companies don't care about appraisals or what the home is worth.  

We said we would buy as-is and take care of all the trash ourselves.

Just make sure the management part is taken care of.

The units are all currently occupied right now, so we won't have to worry about the buyer's market right now haha.With the cash flow I will receive, it will be enough to take care of property taxes, insurance, and enough to save up for any emergiences with the unit that I will need to take care of, so no need to worry, I got you :)!

As always, make sure to run the numbers carefully and factor in local property taxes and HOA fees, which can vary widely in North Texas.Delayed gratification is key in real estate investing, but with patience, the rewards can be life-changing.Best of luck with your search

Any recommendations on areas to avoid or be careful given high crime rates around Downtown and East Cleveland?

@Stuart UdisAll great comments, seems like putting skin in the game will be a reassuring factor for any potential investors.

Start small with duplexes or triplexes, analyze deals carefully, and build a team of local experts.