Ok, that could be as minimal as literally hours per year, like <10 per property.

If you plan to use cash to finance your acquisition and rehab expenses, this will help minimize risk exposure to a certain degree.

Also, I'm stuck with out-of-state investing which brings a whole series of risks with minimized financial upside (in my opinion) 

(Minimal competition, high demand, and 20 year operating history with repeat & longterm clients) Agreed!

Be mindful of short-term capital gains tax, as profits from flips held for less than a year are taxed as ordinary income, and frequent flipping may result in self-employment taxes.While profits from flips do not qualify for 1031 exchanges (since flips are considered inventory, not investment properties), you can minimize your tax burden by deducting allowable expenses like renovation costs, loan interest, and holding expenses.If you're considering diversifying into rentals, explore opportunities to benefit from long-term tax advantages such as depreciation and lower long-term capital gains rates.

., but for now, we like to only consider semi-stabilized (with minimal deferred maintenance) or fully stabilized, cash-flowing properties. 

But I think one of the best ways to use an IRA to buy real estate while minimizing fees is to partner with others so that you don't need any loan at all. another way I'm considering using my IRA for smaller initial investments is to invest in syndications like spark rental, where you can invest as little as $5,000 for each transaction.

It is my understanding that people refinance and then use those funds other ways (personal living, investing, some to buy another property) as a means to minimize tax obligation. 

Its free and clear so the expenses will be minimal to hold it for a few years.

Here in Florida there are some opportunities to purchase a brand new home, cash flow, and minimize your capital expenditures for quite a while.