I just wanted to close this thread out by stating that I have received multiple emails and had an in depth conversation with current FIG investors, all of whom are very happy.  

What are the best and safest areas to invest in that are relatively close to Dallas?

It can lower the mortgage amount and eliminate PMI for Homebuyers.

Time on market is generally not on your side as a seller, buyers know that and offers will generally start to come in lower.

We had 9/11 and a pandemic and a Great Financial Crisis but none of those even came remotely close to the Spanish Flu or the Great Depression.

Mainly because I can craft the mortgage a little more (no pre-payment penalties, lower down payment, etc.) and eliminate the fees charged by lenders and brokers.One of the benefits of purchasing a listed property is that the broker will normally set the seller's expectations a bit more than you just contacting them off the street.It comes down to what the seller really wants: a certain price, interest, down payment, or term.

Due to the excessive demand of shelter in NYC the city had to develop strategic programs to assist people with moving out of shelter and with the explosion of rent prices in NYC many people are looking to other cities close to NYC such as Newark, Irvington, Jersey City, etc.. to find apartments they can afford. 

My parents live in the Katy neighborhood.It is very safe and from what I understand, has a good school system.A lot of the homes are 'newer builds' since it is still a relatively new neighborhood.You are also in downtown houston in about 30 minutes during non-rush hour times using the I-10 highway.I don't think you can get the 1% rule anymore in the area but close to it.Since the homes are newerish, hopefully the property won't have too much renovation / repair costs.Best of luck

I want to close on a property in Los Angeles.

Then do a new charge before the next statement closes and pay off that one after.