High cap rates of 12%+ will put in you low income C class areas with higher risk tolerance and less appreciation.

Buying certain property types in this market requires a level of understanding of risks and tolerances.  

I would be most concerned about:1. your risk tolerance with respect to your cash reserves.

In Baltimore low end areas can give greater cash flow, but many will see little if any appreciation.What is your tolerance to risk?

Depends on what your risk tolerance is.

Think about things like risk tolerance and your minimum living expenses- I would strongly encourage you to continue your education and make an informed decision.

Leave your emotions at home.When training new tenants the only policy is a no tolerance policy.

Hamilton as well David Toler

If you are risk tolerant they can be very lucrative.Still even in Rural OK I would expect to pay a minimum of 50k after repairs for a decent SFR.. you can do it for much less I see slum lords (no real disrespect) doing it all the time..

If the seller can’t tolerate the trashy neighbors chances are nobody else can either