The #1 factor in making money in class d/f areas is market knowledge and knowledge of how to deal with the issues that arise from investing in a high risk area.I grew up in a class d/f area, and Ive invested in those areas in the past.

I have an opportunity to get a SFR for 45k that is in a rough area but newly renovated with new hvac, water heater, and roof. rent should be 750 per month, taxes 650, ins 900. assuming 35% for capex and repairs and 10% for PM. assuming 8% vacancy factor and 5% leasing.

The hands on approach will help you and ease the fear factor in stepping in and doing your first deal.  

Dear BP,I am interested in buying in PR due to many microeconomic factors that make it feel like a good time to buy.

You are correct, I didn't factor in vacancy rate, repair costs etc so that will bring the expense % up.

All depends on multiple factors.

Good morning BiggerPockets community. 

Good Morning Everyone,I am a real estate agent in Northern Virginia working for a small brokerage that doesn't have offices in Ohio.

I think a large factor has to do with the age and condition of homes.

What you should do is based on several factors and is not "cut and dry" or "one size fits all."