I think you can limit the number of adults in one property as part of your criteria (verify for your state).It's a red flag for me to need that many people to make your minimum income/rent requirement.Make sure you are familiar with the fair housing rules and you apply your criteria the same way for any applicants to your properties.

Is it worth buying a place in a very desireable area, having to dump $50k into it and operating in the red for 5 years before turning a profit?

I am debating funding my rentals through my self directed IRA or if I should just cash it (or some out) and take the tax hit to eliminate a lot of the red tape I am seeing with using the IRA?

That should have been my red flag right there...

Is this common or a red flag?

I'm not going to drive 2 hours to help with landscaping.For me, the two year rule is a red flag for me to stay away from the place.

(RE Taxes 8K, Property insurance $1800, R&M $1500, Water & Septic $3500... plus a few other smaller expenses permits, legal...)The septic is an obvious red flag to me. 

I read somewhere that the red cross some times helps out with rent.

I have no problem with those areas but I think there's a lot of stuff in Hixson, Eastridge, Red Bank, and North Georgia (particularly catoosa county) that's attractive as well.

She also declined getting any of my other requested repairs fixed.I’m wondering if this should be deemed as a red flag or dealbreaker.