The owner built a 1 bed apartment in the basement nearly 30 years ago and did pretty a nice job. 

The macroeconomics is growing - population growth, job growth, and the many companies moving and building out here like Amazon, Meta, Google, Intel, etc.

To protect your margins, it’s crucial to have a solid understanding of costs upfront, consider negotiating long-term prices with suppliers, and prepare for possible delays in renovation schedules.In both scenarios, it’s often safer to focus on markets with strong fundamentals (stable job market, population growth) and properties at or below the median home price in the area to appeal to a broad buyer base.

Job" typically means something you are paid a W2 salary for.

He does a good job laying out the pros/cons and issues he's had with the city. 

So instead of saying 8-10 properties, change your thinking to a dollar figure that would enable you to leave your job which is your goal.

It's not real sexy when you mention Tulsa, although the metrics may be better.These cities are still attractive for a lot of people to live, and attract jobs and investments from companies.

With respect to Tenant's back grounds, pets, rental history, job status etc etc we are always looking to learn but feel that aspect is strung and thorough.

It is the Realtor's job to manage the transaction.

Not sure if I can answer your question exactly, but did want to say, great job on saving in a Roth IRA, Roth 401(k), and HSA.