You can offer to do a safety only inspection addressing only safety and health items around the home or an informational only where you're assessing the property through the inspector's eyes but do not have the grounds to negotiate after inspection. 

I am also the absolute last person anyone would sexually harass, so I wouldn't feel too worried about my own safety. 

Flight to safety- people are pulling $ out of the Stock Market to put in Residential real estate 4.

Nor does he have much of an interest in that route.4) look at properties with a lower price pointIm aware that I can be patient and can build the reserve I need within the next 6 months.

If its outdated but still liveable then great, but if it needs work due to safety concerns then it's a no go.

This will give you added safety for the entire portfolio and flexibility in the future to make moves as you continue to learn and grow as an investor.

Currently it is mostly open with minor changes for safety.

Ideally we want 3BR SFH in:- safe / low crime area- great schools (elementary / middle /junior / high school with greatschools rating >= 8)- nice-to-have (maybe not realistic): yard spaceSeems like the suburbs with the great schools would not cash flow positive, but we are concerned about safety in Cincy. 

If you won't sleep at night without an extra margin of safety, consider requiring an income of 4x rent!

Then you still have your HELOC as a safety net if you need it.