Quote from @Jorge Morales: Pellet stoves, particularly newer ones, are an extremely safe and cost-effective method of heating a home.

You could get a device that shuts the hvac down when the windows are open.

An area with good and safe parks to visit with the family safe neighborhood and where the climate is not too crazy.

You also start hearing talk about how "this time is different" and seeing a lot of real estate cheerleader articles making all kinds of arguments about why it's still safe to invest in real estate.  

@Melissa Nash, my wife and I are from North Alabama, so we're looking to move closer to home, but we also want to get started in REI with safe bets.

The condo option is a real safe way to go.

For a rental, you can be fairly safe at $10-12 per square foot for your basic upgrades inside. 

If someone were to default on their primary/second mortgages, I think it’s a safe bet to assume they would also stop paying the property tax.

As long as it's really a deal, and you have lots of room for a correction, you are safe. 

To grow, I am willing to consider markets outside of Portland and would consider selling my 4plex if I could go bigger in another market that cash flows well and is relatively safe (good economics, safe neighborhoods, etc).I currently have a job that I plan on staying at for the foreseeable future that provides a good income.