Up and coming / Gentrification in Dallas

[Michael Flood]

Hello all, I am interested in getting everyone's thoughts on the up and coming areas of Dallas that will end up being A or high B areas neighborhoods. Simply put, I've heard just about every area of Dallas is "up and coming" or being gentrified but I personally don't think all will successfully flip. I'm asking from the perspective of looking for a personal SFR in a nice area with a better shot at appreciation, not from a rentals perspective.

I've heard Trinity Groves, the area east of 75 that's south of the M streets and North of Deep Ellum, and several others.  The area I'm most intrigued about is Elm Thicket with $1m houses popping up on streets that are predominantly ~$150-$300k houses.  

Thanks!