Your primary has an incredibly low interest rate, and your rental (I hope) is getting positive CF, which means your tenant is paying it off for you. 

The thing that would deter me from this location is a background rate of appreciation of 3.12% and low school ratings.

This gives a better snapshot of market trends than averages, which can be skewed by high or low sales.November: $484,995December: $484,500January: $491,995 How long would it take for my home to sell?

Add those people in by using County or Schoolarea population.Example:Town1:#ofunits/headcount= 300 units in the area/ population 3,000= 10 unitsper 100 people.Town2:5004,000= 12.5 per 100Town3:andso on.Doevery stand alone town in a 60 mile radius, or until your satisfied.You will get a High, Low and a average.

Parking is worth more than money down there in OB.....And I am pretty sure that your $$ numbers are low, about 50% at least.

The only thing that makes these properties turn key is the fact they are move-in ready for a lower income tenant with low expectations.

Low maintenance building, top-end rents for the area due to the extensive work that was done and the location.

Case in point, years ago we used Olympic paints from Lowes, which were carried for a long time.

Take a house that sold at a low price twice in the past.  

It’s harder to BRRRR in the Tulsa area now due interest rates, you definitely have to buy at a great discount in order to be all in low enough toget all of your money out and the rents have to be high enough to still cash flow after all expenses (PITI, Mgmt, Vac’s, Rep/Maint, CapEx, HOAs, Util).Based on being “all in” $120K in order to BRRRR and still cash flow at least $300 mo:$120K cash out amount - at 7%/30 yr ($150K+ ARV)PI = $800 mo + Taxes $150 + Ins $150 = $1100mo PITIRENT would have to be at least $2000 mo- $1100 PITI- $200 mgmt (even if self mng, it’s exp for time)- $200 vacancies- $200 Rep/Maint & CapEx= $300 mo cash flow.