You indicated that this is a Self Directed plan and then you indicate your accountant said you would need to replace the funds in 60 days.These two things don't really go together and I fear your accountant is not well versed in self directed retirement plan investing. 

My first property was a condo and due to issues with the HOA and my persistent fear of special assessments, I sold it.

Should I fear knob and tube wiring?

@Ned Carey Not speaking for Dion, but I took what he said to mean that when a potential buyer of a note kicks it back because title has changed, that the holder is now "on notice" of the transfer, so he will feel compelled to call the loan, for fear of letting it ride and not being able to call it later.....if the theory of laches applies.  

i make 85k plus 20k. i want to take action and not be frozen by doubt or fear i am open to creative ideas, but my main goal is to buy this year and HH to move out 1 year and get cocr of 4% plus AFTER putting aside 26% (10% pm + 6% vacancy + repairs and capex 10%)

And I fear more alienating to my existing clients.  

Spread over 10y T is still large, if it comes back to 1.7 we should see mortgage rates in the 5%s Yes there still is that FEAR spread, if that goes away rates will be high 4's for us or 5% on conventional and government loans FHA/VA mid to lower 4's

Reasonable fear of dangerous breeds?

(There is always the slight fear when renting from the owner that the place may be shaddy / not clean / etc etc, so professional marketing goes a long way to ease those things). 3.

I suppose I just fear the day an assessment is levied or there is a drastic change in fees or the budget isn't handled well and the unit owners are stuck with those mistakes.