I would like insight from people with experience instead of a "Google search". 

For C/C- neighborhoods you usually need to scale to 10+ doors; it's a numbers game. 

With  one property, a hotel that doubled as a homeless shelter one neighborhood over shut down and has caused problems for the surrounding areas.

Which neighborhoods should I not touch and which ones are ripe for the picking?

The key to success is understanding the nuances of the market—different neighborhoods perform very differently, and having a strong team on the ground is essential.If you’re interested, I’m happy to share some resources on investing in Detroit and what makes it work for BRRRR.

Long-term buy-and-hold rentals in stable neighborhoods, prioritizing consistent cash flow and responsible management over rapid appreciation.

After diligent searching there are ZERO duplexes for sale within an hours drive of my work place.

Here are a few suggestions on how you can maximize the wealth of information available: Check out the blogs and podcasts, or take advantage of the search feature (magnifying glass).

Not having them can create issues when selling later.Over-improving for the Neighborhood – Be mindful of your area’s home values so you don’t invest more than you can recoup.Ignoring Structural & Mechanical Issues – While cosmetic updates are fun, addressing foundation, plumbing, electrical, and HVAC systems first will save headaches down the road.For the best return on investment, focus on:Kitchen & Bathrooms – These are the biggest value-adds for a home.

You can also find real estate investing groups through meetup.com, Facebook, or a Google search.