If I could have changed the past, I wish I would have chosen option 1. 

Once I ventured outside the strip, I discovered there's more to Las Vegas than gambling.

plex's in vegas need to be chosen wisely.. for tenant risk.. but same can be said anywhere.Vegas will be easier on cap ex and maintenance than OKC.. and probably more upside down the road.

Rather than sell and take the gains for future investments, I've chosen to keep it and do a cash out refinance.

I would label your project as gambling, not investing.  

Through reading the suggested books, Listening to podcasts, and engaging in the community here, I have chosen my “focus” in real estate... rental properties!

But I've come to know Marcus and will gamble he won't mind, and this story lends itself to how hard it is to vet a person you might want to hire.

To me, it is speculation or gambling.

Additionally, they will start to really ponder after the second or third offer why you've chosen x amount for your offer number. 

You will tend to find that, absent oil or gambling money, states with higher income taxes end up with lower property taxes, and states with lower income taxes end up with higher property taxes.