Smile, fix it, keep going.

They know better than anyone.......Oh, and you can also get some of the better deals when buying those properties, as long as you have a good idea of the potential extent and cost of the repairs and plug that (with a healthy contingency) into your proforma. 

Buying distressed & fixing yourself gives you the full intel on the quality of your product, buying 2 rather than 4 you can pay for better locations, then having reserves gives you a healthy peace of mind.

In my opinion, the best method is to smile and dial

Doing this requires both a healthy inventory of deals way under market value and a large list of serious buyers.

I guess that means, there is healthy demand for rents in the metroplex.I am curious if there is a city or few Zip codes within Tulsa, Broken arrow, Bixby, Jenks and Owasso, that is preferred by prospective tenants ? 

Fewer lenders in that space will do 5+, but the ones that do only require it to cash flow a 1.2 DSCR, decent credit, and a healthy market.

This is perfect a healthy window to shoot for. 

Attend the trainings, smile, bring donuts to your caseworker, etc.  

Therefore, if you have a variable interest rate mortgage, you must budget for fluctuations in the financial market.Maintenance & repairsBudgeting maintenance costs is vital to maintaining healthy cash flow.