There are real estate guys and there are stock market guys.

1031 Exchange for greater than one yearFor less than one year the capital gains taxes are the same whether it is stocks, etc.

I'm using stocks, real estate etc.

It is NOT the quality of the residential stock - it is supply constraints. 

For me, appreciation is a bonus, I want steady, predictable cash flow.

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. 

People come on here all the time saying this or that cap off XX price but they have not analyzed the numbers.Experience in multifamily teaches you what the real numbers are and not what a seller or broker is showing a rosy pro-forma.If this is local to you that will help with a local bank doing the deal. 25% down is good but I would need to see your overall financial situation with IRA,401K, stocks, savings, checking, businesses, cash value of your life insurance policy, real estate assets, etc. to see liquidity and net worth for the balance sheet after down payment. 

That area south of 46th right in there is still pretty rough, and the housing stock itself is less than desirable.

China stocks are in a bubble.  

If that's only installation, then your contractor is robbing you as you can granite installed for $1,000 - $1,200 likely.In a rehab, I would get stock cabinets and paint.