I drove this neighborhood back and forth 100 times by now and it's very safe, quiet, and besides being in the flood zone there is honestly nothing wrong with the area.

Home is Arlington, but all of dfw is my playground.  

Your vacancy economic/physical is too low - go with something like 14% to be safe.

Plus my condos are in safe areas and there is no safe area in Chicago anymore.

The regulations say "3 or more" in a rolling 12 month and you have to comply with *RESPA*, you can do "Up to 5" in a rolling 12 month period before you have to be licensed to originate due to *SAFE*, and if you cross define what a "creditor" is and what a "lender" is between Reg X and Reg Z there's argument that Dodd-Frank itself doesn't apply if you have done 5 or fewer in a rolling 12 month period, have less than 1 million in notes in that period, and have done no more than ONE high COST (not higher priced) loan.

Wish you Safe travels, Awesome Rocking and Great Investing!

I'd estimate at least $1,500 per unit to be safe.  

How safe is the location?

Somebody else will come along and make the multi-thousand dollar profit you would have made while you are safe and secure knowing you saved yourself $500.  

I'd like to provide them with a stable and safe place to continue to live.