We Honestly see this all the time, all over the City, and the fact that you're looking to do it in a Safer way speaks highly.

From a risk standpoint, house hacking is the smarter/safer decision.

Alternatives to using your cash to buy a Home:S&P 500 Index:Assumption based on history: For the last 100 years this index fund has average annual returns of 10.13%.

To precisely assess each property's cash flow potential, a comprehensive financial analysis and due diligence process are necessary.In order to invest in Dallas, one should carry out extensive market research, establish connections with local investors, property managers, and real estate specialists; moreover, one should investigate financing alternatives, investigate possible investment properties, and give careful thought to property management.

Alternatively, you could explore options like cash-out refinancing to access equity while keeping low interest rates and established cash flow, or a 1031 exchange to defer capital gains taxes and reinvest proceeds into a similar property.

If multi-family isn't hitting the jackpot, explore alternatives like single-family rentals for potentially higher CAP rates, or consider commercial real estate options such as small retail or office spaces.

I invested in it, and it was an interesting alternative RE investment platform.

I want to know you recommendations where are safer areas and where are ones to stay away from.

Assuming I was satisfied with the results I would have to decide based on my alternatives  

Having a BP community behind you definitely makes it a lot easier & safer.