All other 2 beds in the neighborhood are renting for 1200+ so I know it's a fair price.  

When we last did major shopping around, did use a broker (McClone Insurance in Madison which used to be the Neckerman Agency if you are in the area and recall that name). 

Neighborhood. 

We have always had the philosophy that if we rehab our properties to a quality level, we will get higher rents, better tenants who take care of them, and we will improve the neighborhoods we invest in. 

Southern border of the land is Wilson Creek (a large, well established, full time creek with old growth trees)Approx 1 acre of non-recoverable flood zone along length of creekTwo small ponds on the property, which can be filled in to utilizeSmall neighborhood to East of property line with utilities ready and available for project Currently a couple of older homes and barn structures on property (100% liveable and well maintained)Wilmeth Rd is currently expanding down the block to a 4 lane road which connects to Highway 75 in McKinneyLarge developments are underway within a 1/2 mile to 3 miles out radius<4 miles to Costco, ChickFilA, WholeFoods, Cinemark, major hospitalAT&T Fiber and Atmos Gas at front of propertyA water well can be run, if desired, or tap into the city's water (currently on city water and has large main at front of property)A CE firm has drawn up plans for a small, 12 home, 3/4 acres development.

Secondly, I would shop lenders using the Find a Lender function on BP.

A duplex in the $100-200k range with a target CoC return of 8-12% is definitely within reach, especially in some of the emerging neighborhoods.In terms of areas, you might want to explore neighborhoods like Bagley, East English Village, and parts of Grandmont-Rosedale.

I planned to start small, a first deal <100K, and then scale in the neighborhood.

Have you stopped into the local coffee shops and bars/restaurants to speak with the residents?

Feel free to reach out if you have any questions about investing in Oklahoma—I’m happy to help with insights into neighborhoods or connect you with local resources!