Pretty sure Launch, Sherpa, and Batch are the only reliable and legal ones nowadays.

Nowadays, you need to work backwards:Start with your target ROIFigure out what the likely rent will beDeduct taxes, insurance, maintenance, vacancy, etc.Using what's left, determine what mortgage payment can be supported to reach your ROIFigure out, given current rates, what the P&I mortgage payment => mortgage amountAdd your 20-25% down paymentTHAT IS THE NUMBER YOU OFFER!

Regional hospital in Denison, Two huge casinos in Oklahoma and a number of smaller ones, Four TI chip plants under construction, and they already have a plant there now, but not sure what it makes, Tyson foods factory (I think chicken), airport that I would think gets some cargo service (but no passenger service yet). 

Cleaning is expensive nowadays and that price doesn't seem too high depending on what needed to be done.

A lot of the bare ground has been getting used for google, Amazon, weekend stay hotels, bass pro, casinos.  

Feel like we shouldn't be losing in property nowadays. 

I think nowadays you instead see can-kicking because as long as the GP has a hope of recovery the lender gets a “free” asset manager and maybe some interest and principal payments.

You should be looking to BRRRR but understanding that you should expect to leave some capital in the deal nowadays.

Just get a license, which is ridiculously easy to obtain nowadays.

Plus you will lose some buyers that won't (rightfully) trust that the work was done correctly.I mean, who doesn't get permits nowadays?