And unlike someone attempting to market time, I would say, still be investing in 2010-2012: which was a once-in-a-generation series of really great vintage years.With sponsors I personally want to see full real estate cycle experience with little to no money lost, conservative leverage, long-term debt, fixed-rate financing, high skin in the game and competitive fees. 

Even though I'm local to OKC I don't attempt to manage my own properties, especially STR.

I successfully passed both of my tests on the first attempt and felt well-equipped with the knowledge they shared.

As you so correctly point out there is a vast majority of investors that simply cant pull off a BRRRR and or should NEVER attempt it and if they want to buy investment properties in a market where the price points and cash flow day one are better than where they reside then picking a quality TK provider is one of the best ways to go about it.Engelo's bed side manner is not for everyone I have known him like I said for over a decade I met him on the Australian version of BP when he posted about buying the least expensive home in All of Australia and that was well documented in that country.

That's why I'm thinking it might be worth it even though its a lower return, if it gets her on board I'm hoping that will pay off in the long run.I will attempt to see if I can get her to read at least the Unofficial guide as well as your example and see if that spurs anything in her.

This reminds me of a line from the movie A League of their Own, said by Tom Hanks character."

This is my first attempt at an investment property so would appreciate any help. 

When you did the first cleaning attempt, did you clean more than the moldy window trim? 

I'm not sure how it works if those are attempted to be recorded between the auction and deed issuance. 

It also had a number of other nearby properties it said were vacant, and it was pretty accurate.From what I understand, vacant properties are determined when the post office attempts to send something to an address and it comes back undeliverable or something.