It's much safer to invest in areas outside Interstate 465, minus areas such as Lawrence which is a beast different from any other.If you want to attract good renters buy in good school districts too.  

The property is located right next to a community college that attracts more 25-35 yr olds as opposed to the local party college. 

Besides understanding the neighborhoods, take time to understand:1) Housing stock - you probably don't want to buy a Class A property in a Class C area, etc.2) Tenant Class - what type of tenant will the neighborhoods attract and what are the typical challenges of dealing with them?

It's taken a lot of cash so I've sold 2 along the way to keep paying for the rehabs.My experience has been that the quality of the product will determine the qualify of tenant you attract. 

Not sure of your credit score or financials but you may be able to get a more attractive rate.

Some of them will have extensive training, some of them will have attractive commission structure.

I have a collection of 4 buildings (still negotiating 3) on a D+ street that I believe some reasonable aesthetic improvement could attract a C- crowd.

We visited Austin in September and were attracted to the vibe of the city, loved the mature trees and the river.

If a rental unit down the street comes available that is more attractive, there is nothing to keep them from moving. 

Most of the content should be geared towards providing values (market trend, "hacks & tricks" of managing rentals, etc.) to your target customers, not selling about how good you are or what properties are available.