Any info to help me make a safe and profitable investment would greatly help.

Tiana O.I've read 6 month also, but I think as a general rule 1 year is 'safe'..I'm sure there are other situations that can decrease that time frame, but generally speaking 1 year is a good number to use. 

So I decided to set my minimums standars for qualification at a level I judge to be safe in my market (wich I also stated previously).

is it a street a family would feel safe.  

I guess it is safe to say that you have more control with a SD-IRA account than you have on a regular IRA account.  

Also everyone's comfort level is different so I'm sure plenty of ppl wouldn't have problems in some of those areas but for me I'd just rather play it safe and buy in places that attract families with stable incomes that care how their houses look.

I do not think that buying and repairing to make something 20% under value is not safe in a correction period.Good luck to you!

All contracts, options, or other devices not based upon a substantial consideration, or that are otherwise employed to permit an unlicensed person to sell, lease, or let real estate, the beneficial title to which has not, in good faith, passed to such party for a substantial consideration, are hereby declared void and ineffective in all cases, suits, or proceedings had or taken under this chapter; however, this section shall not apply to irrevocable gifts, to unconditional contracts to purchase, or to options based upon a substantial consideration actually paid and not subject to any agreements to return or right of return reserved.Note the PRESUMPTION of brokering and the person has to PROVE they are not. 

As a landlord I want to charge all I can get (safely) and then some.  

I think out of state investors should be like hedge fund investors...either more experienced or wealthier than the average investor...to be on the safe side.