I don't accept people with evictions or drug charges.

I would work something out with them and not be quick to think "i need to throw this family on the street over a few cents" when we've had a good working relationship.maybe it's cause i haven't been burned by a tenant yet and once i do i'll become more cold, but i wouldn't want anything like this on my mind if they were willing to work with me through their hard times even though I know i'm running a business and not a charity.

These few streets (maybe 50 properties) though are by far the worst in a five mile radius.I do a fair amount of direct mail marketing and have had a pretty shocking amount of calls from people in this neighborhood when they get the flyers. 

In my opinion, you may make this work by finding the really good streets within those bad areas.

Be it the 2% rule that is popular on BP or other metrics. as we know homeowners don't look at cash flow to make a buying decision but they certainly look at the astetics of the neighborhood or street..

My neighbor across the street bought 15 years ago.  

If the building across the street has a 114k NOI that building worth 2.85 million. 

(after all the time to make money is when the blood is running in the streets right?) 

Selecting the cities, areas in the cities, and the streets in those areas is the key.  

@Tom FeretI am open to any area as long as it is not the drug dealing neighborhoods.