I am really just looking to avoid the worst of the worst areas (anywhere with open air drug markets or active gang warfare / prolific violent crimes).

So its just very physiological warfare against these potential students.. sell them on futures  paint a rosy picture tug at their heartstrings get them all motivated to spend money then let the go at it..

Then live there before you start buying property.I meant to post this to @Mike Tikh, but seems I mis-posted - sorry EvanFYI Just a note about Reno- High altitude desert (4524'), https://www.bestplaces.net/climate/city/nevada/reno about an hour from Lake Tahoe & skiing https://logskirack.com/best-reno-nevada-ski-resorts/. 

Do you knock on the flight deck door to let the captain know that he could get there faster at a higher altitude?  

So now coming out of things the Fed is saying wow we need to come back down to a more gentle altitude, and to keep from turning this into a vomit-comet let's do this "easily", slowly, gently..... 

  ( flight plan already loaded)  altitude capture set.. then monitor the systems until your about 20 miles out.. descend and land.. simple.. as they say flying is hours of boarded with 3 minutes of terror.

To be able to making the type of money you are, I will take the chance and say that you have the altitude to absorb the nuances of REI quickly.

@Dennis M. gave the best description I've ever read of a "D" 'hood, he said: "It's just a short stroll down the littler lined street to the local liquor store".There have been 3 or 4 murders in the area in the last few years but they were domestic disputes not gang warfare.

Bull***t, that only white people can reach while everyone else languishes at lower altitudes.

They might as well include altitude, average precipitation, or wind direction, which are just about as relevant.