And I was a HML in Detroit in 2002 for turn key operators and I can tell you it started to crash way before the crash that we all think of in 2008.. it was going downhill in 2005 precipitously  I had homes that appraised when I made the rehab loans at 120 to 150k  investors bought them back then with the nefarious instant equity at 100k  I loaned 65k on them and still took it in the shorts on the last two I did.

I doubt it's that long or that expensive in OKC but it's likely also not instant or free.Now, let's say you do go through this process and work through the hiccups, bumps, frustrations, etc.  

I text him a property that I am interested in and he books a showing almost instantly.

Even if Amazon came up with a instant house on Prime, SDC's, ground work, new fees, zoning and any new costs put on the developer would make it HIGHLY unlikely that rents will come down.  

Then almost instantly she ask for a copy of the contract and a picture of my photo ID.

This will give you instant credibility.

How you divide your money between REI and 401k is up to you.401k Employer matches are great because it's an instant, risk free 100% return on your money.

Same reason - you don't want your tenant thinking you are at their instant service. 3.

I walked in the door of a meet up group last night and was instantly bombarded (a good thing) with about 10 business cards.

I want to acquire a property that will give me instant equity, a property that will require some renovations.