They are not in war zones, but they are not even properly called "blue collar" most times. 

All of those Opportunity Zones in N Minneapolis would suddenly be really worth the investment if all the gangbangin scum were not in such concentrated areas.

And during the purchase, you can always back out during your due diligence period if a red flag pops up during inspections.

. - Your wife will get sick of living in a construction zone very quickly- The amount of work you get done in the first month will be about as much work as you get done in the next 11, the fun wears off...- In the end, financially worth it and the satisfaction of having completed it is priceless.

I like the multi-family suggestions below, but I would also look at current zoning laws regarding ADU’s.

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Certain parts of the east side of buffalo are war zones.

The city of Allentown has seen a lot of growth over the last few years due to some Neighborhood Improvement Zone incentives.

@Scott Mac ya it sends all kind of red flags for me.

The location, weather issues - it is in a hurricane zone.