Build relationships with local agents, property managers, and contractors who specialize in investment properties.

After several calls with some of the larger PMS providers, where I really took the time to dive into their products and compare features, pricing, and more, we've decided to go with Hostfully.

I randomly got an email from @Eric Fernwood that showed how a negative cashflow rental could provide a 19-20% annual IRR return even after selling costs because of the increased rents and appreciation.

So, you are working through 2 decision makers, not one.A Realtor can really provide you value in a transaction....especially your first one! 

However, we have a higher end market so it always struck me as strange that we'd only provide such a small amount since it doesn't cost that much more to provide more.

-- We focus on verifying 2-year work history and verifying rent payments with last 2 landlords (unless in same property for 5+ years).3) MoveIn Specials: be careful with offering "free rent" as will just attract tenants with no cash.-- Try free TV or something else worth 25-50% of one month of rent.-- Or, what we do is offer the free rent AFTER & ONLY if they pay their first 3 months of rent on time to earn it.4) Lower the rent 5% every 2-4 weeks until activity picks up.5) Understand this is the worst time of year to find tenants.-- Starts picking back up end of February when this tenant pool starts getting their income tax refunds and aren't broke anymore.6) Section 8: where is the property being advertised?

Very few non-owner occupied property policies guarantee full replacement cost - they typically provide replacement cost up to the dwelling limit purchased. 

Having the contractor relationship in place to move quickly and provide a high quality renovation at a reasonable price.

Yes, Oklahoma is a great market to consider, especially for multifamily properties:Affordability: Oklahoma City (OKC) and Tulsa have duplexes and small apartment buildings within a reasonable price range.Landlord-Friendly Laws: Makes property management less stressful.Stable Cash Flow: Properties in Oklahoma often meet or exceed the 1% rule, providing consistent rental income.Growing Economy: Both cities are seeing population and job growth, boosting demand for rentals.Tips for Getting Started:Do Your Homework: Use tools like BiggerPockets calculators to analyze deals and ensure cash flow.Focus on Neighborhoods: In OKC, check areas like Yukon, Edmond, or Midwest City.

But at the end of day you likely had a contractual obligation to provide shelter to the guests.