@Cecely FernandezWelcome to Biggerpockets and Jacksonville.The North / West side of town is deemed 'rougher'.32206 / 32209 are prolly the rougher zipcodes on the north / west side.With that said, you can invest in areas and not enter those zip codes if you have a PM / contractor.best of luck

Simultaneously, an investor-friendly realtor in your area who invests, but also does market business so they know the other agents and the landscape of the towns you are most interested in.

in a decent part of town? 

I live in a small town in the middle of Cleveland and Columbus Ohio, and my rent is about to increase 8% in 2022.

It's not a factory town or 1-industry town with 1 major employer---lots of corporate headquarters are here.

It needed substantial repairs and remodeling but the owner worked out of town and just did not have the time or the energy to get them accomplished.

Does anyone have experience building/renting an ADU in this part of town?

I understand all of the coastal towns & who their guests are, more importantly, compare data on all of these markets to help you decide which town is the best spot for your home.

If you want to get more information on groups in town I am apart of feel free to message me.  

For example, if a property is in a desirable location in one county, but your comps come from another desirable location in another county; or just another town over, would this drastically impact your potential ARV?