There are also a lot of foreign investors looking to park cash since US real estate is considered very safe on a global scale.

Better safe than sorry!

Spending on expensive upgrades is not the answer to improve your tenant base in this type of area.Keep the homes habitable, clean, and safe. 

Since my son knew how to do it safely with ropes and harnesses he made like $3,000 in 2 days! 

These strategies would will grow you cash flow safely without dealing with a bank. 

I recommend that you stay on the safe side and do send 1099s to your wholesalers.You do not need to send 1099-NEC in these cases:You paid the contractor electronically (more on this below)You paid the person a total of less than $600 during 2023Payments for purchasing all kinds of goods, materials, and property, including real estate itselfThe person who worked for you is a corporation, and you made payments to his corporation.

Any part fo Texas you might recommend that are safe?

Its a safe place to park money.

I can put up with a 1-hour work commute or a little more if it means having a house in a decently safe area.Other Info:Credit Score: 700s (due to student loan payments)Monthly Income: $4600Work Location: I commute to Northern Virginia and D.CGuys, I could really use your help or recommendations on what you would do if you were in my situation:Location: I'm thinking somewhere in PG County MD due to my commute, like Hyattsville MD.

There are plenty of insurance companies that will do this but mine doesn’t so be sure to check with your insurance company just to be safe.