Investing in new construction in Tulsa, OK

[Sam Huang]

We are real-estate investors from CA & trying to pick an OOS market with Tulsa (stable economy and future outlook, modest appreciation & reasonable cash-flow).

We heard from family/friends about new construction duplexes around the Tulsa metro targeting investors. We are long-term investors (10+ years) and plan to use the properties for cash-flow when we retire in 15+ years. We hope to have paid-off 5-10 small multi-family properties in the Tulsa area by retirement age that should supplement our 401K's and Social-Security income.

Area: West Tulsa (blue-collar neighborhood)

Property Price: $360K

Average rents: $3000-$3200 (duplex)

Has anyone heard/worked with Marc Ruiz in Tulsa? Are these numbers reasonable for Tulsa (0.9 for rent-to-price ratio and B class neighborhoods focussing on affordable housing) and the duplex should cash-flow about ~$200/door with 25-30% down.

For other investors in Tulsa, not targeting value-add (BRRRR, ...) - would you consider this a reasonable deal (don't need a home-run)?