I know tenant safety is #1 and that's why I went through an entire rehab fixing many things I did not have to fix to make it livable.

I do have a “safety” stockpile account where I store money for these purposes: taxes, returned security deposits, etc.I have a w-2 job and am having taxes taken out for that.

We had to wear suits, respirators, safety glasses, and gloves.

The reason being there is not really a "margin of safety" of only $40,000.   

On the one hand, safety is paramount.

Update: We have requested a mutual release of contract due to fears for my and my children’s safety since I am the property manager and complete most small repairs myself having my child with me. 

And so I guess my question is how do I find a real estate agent that is going to prioritize me over other investors, assuming this real estate agent works with multiple other investors? 

If you're looking for additional safety, you could even split some of it to be invested into conservatively underwritten debt, so that if things go badly you can foreclose and recover some or all of your principal.

In class D or C- there are issues beyond just safety. 

FYI it's generally going to have to be "dumb person and toddler" proof to close on the purchase ("dump person and toddler" proof is an easy rule of thumb for when an appraiser is required to call something out as a "health and safety" hazard), assuming you are getting a normal mortgage.