Be safe. 

Choose cities in safe and economically diversified areas with above-average income and population growth. 

If I no longer feel safe at the complex I am currently living in is there anyway I could terminate the lease early?

There are conflicting regulations as to the exemption of 2 or 3 deals by a seller and these may or may not apply to dealers in the business of real estate, so check again at the state level and to assume on the safe side, go with 2, not 3.

Good multi-family properties in safe parts of Chicago are drying up quickly so I'm looking for every and any avenue to finds leads.

If > 1% I buy.I think it would be a very safe investment based off the numbers and the mortgage being so small. 

(as for California and New york it seems)Our goal is to invest on rental properties (we can't flip from France) with very low expenses in a safe area.

I know that areas near Park Ave, and University of Rochester have strong rental demand, but I was hoping to speak with anyone who has other areas that are relatively safe for the city and can attract good tenants for cash flow positive rent. 

The lender will probably not object, since it will assume the seller has implemented an estate planning device.

If the numbers work like you are suggesting then I am sure you can find a lender who will do that deal. 25% LTV is a safe investment for a lender.