I only ask as it will be some time before I am able to physically be in OKC

If you're wrong and prices keep going up or flatten out you can exercise your option.

But, the whole exercise now becomes: at what list price does this property make sense?

For example, the pros list for the desirable duplex may look something like this:Safe locationUpdated kitchenNice viewsLocation proximity to workWasher/dryer in unitDishwasherEtc.If you don't care to do the exercise above, then my short advice is to buy the duplex that you like. 

Tenant-buyer must exercise their option within 180 days.2.

I have a hypothetical question for the community about purchasing a 4-plex that has been zoned for 2 additional units.This is a hypothetical exercise to identify gaps and valuations not currently under consideration.Feedback is appreciated!

—We built in property management expenses, as we knew that we weren’t going to remain physically in the same location as our properties. 

They don't have to all be physically present, the title company/closing agent should be able to coordinate with each one how to get their docs back. 

On those websites, a listing that old is either the owner just trying to see what they could get or it’s a bad property (either economically or physically).

After getting under contract, it was brought to our attention after requesting copies of the leases that the current owner did not put the tenants under a physical contract, nor did he collect security deposits.