I'll also add CapEx and play with the numbers some more.One of my biggest fears is the rehab cost as that can change on a dime.

Overcoming the fear of renting personal home space to strangers.

When I first started full time employment, my fear was that something would happen where I would end up in a situation where I couldn’t save, so my goal was to get to a point where I could theoretically stop contributing but the investments would continue growing to where they could provide a bare-bones retirement.  

IRS lien sunsets in 120 to 180 days cant recall its one or the other I have never had the IRS redeem and i have bought A LOT of foreclosures with IRS liens i actually target them as i know most wont bid on them out of fear or they need to secure up a loan ASAP and dont have the ability to have there cash sit out there that long. 

Your fear may come from not having the right knowledge and being afraid to appear ignorant - screw that... ask the questions.

Fear sells news.

This will be our first purchase, so I am fearful of making costly mistakes

That is, be fearful when others are greedy and greedy when others are fearful.

There is no good reason not to go down the SEC route other than your fear of it.

I have also thought about selling but fear missing out on the RE and rent appreciation and also would be hit pretty hard on taxes as bought these at pretty low prices and this area has seen unusually high gains in the last 3-5 years.