It's a 2 bed/1ba that I have rented for $1200/month.My other properties are further out from the city center and in safe, but more lower middle to middle class neighborhoods. 

If a landlord is providing a safe, clean, bed bug free place to place it is expected that the tenant will reciprocate.

Do you think it's safe?

@Andrew Smith you would have to do the math as far as greater income but as far as a safe way to approach investing then leverage can be risky.

Trade my safe, free and clear, cash flow for upside.

yes that is correct and I incorporate all the expenses and for capex, I esitmated 10% for repairs being safe with a margin percentage.

As plan facilitators, we have a responsibility to take a generally conservative approach and point clients down a safe path. 

Just make sure you work with someone that has a track record so you know your investment is safe and the knowledge you are receiving is sound.

The rest of the properties are safe each in their own independent protected series in their own safe ziplock bag protected. yes this "plenitude of law" I mention is called  hire a lawyer to do legal research for you and give you a legal memo.

Your price point is relatively safe from drastic changes in your taxes.