as well as having ample reserves ... folks are kidding their selves if they think rentals are immune to crash's..

In Redlands, I got $525/door/month clear on a 6-plex, so it is possible to make a nice return.I prefer MFUs for the economy of scale and the immunity from feast or famine on a SFR at move-out time. 

No one is immune to general inflation.

You mentioned some crime stats, there is crime everywhere it fluctuates in all areas every year some years more, some years less, I do not know if a single cit yin the country that is immune to crime.Investing is risky no matter SFR, multi-family, commercial, flipping, holding, stock, bonds, IRA - this is the pure nature of investing it is a risk. 

Smoking is very negative to the healing process (blood circulation, clotting etc) and if this lady is older, her immune system while smoking will be significantly impacted...she'll be inside longer to recover even during the warm times...Look at your business and focus there.  

I would like to toke on whatever that guy's smoking if he thinks Houston is immune to this.

Also it would be more immune to corruption from vested interests.

I not immune to them either.

I'd imagine it's not easy to make money on them since most of your clients aren't wealthy are doing it for love of the craft. the real money would be in building out these theater or studio spaces, but as a rental you won't expect great upswings in your cash flow but you would be likely immune to downturns in the market

The "Roundup ready" corn gets soaked in Roundup, but is immune to its effects.