It's about 900 sq ft and only requires a moderate cosmetic reno.

See how horribly (zzzzz) they explain below:Warning SignsYour partner’s spending habits or debt directly inhibit your ability to save money for your agreed up goalsToo much credit card debtThey have lost hopeThey are resigned to working to normal retirement age and just do a job that they have tricked themself that they enjoy :/Tips to have this difficult conversationsBuy an expensive dinner or bottle of wine and do what you need to do to have an interventionTravel offsite, make it special and unprecedentedBring a moderator or another like minded couple (your network is your net worth)Have then talk to another person who gets it (we are products of the 5 people we hang out with most)Remove them from bad influences (podcasts, books, magazines, tv shows, people, family, etc)Keep your conversations positive by reiterating some wins while reinforcing where things are goingDon’t start out with We need to talk” or “There’s something I’ve been meaning to discuss with you.”Focus first on shared goals and then discuss how you can achieve those goals together, reconfirm these goalsDon’t point out faults to your financial shortcomingsUse “we” or “us” not “youRe-confirm your common goals – values you both share and what you hope to accomplish togetherWhat are your hopes and dreams?

I am more a suburbs, moderate density person.

I don't know anything about the OK market, but if you can see moderate cash flow (10-12%+), average appreciation (3%+), I think that's a smart play.

If possible, I'd rather spend the money to get a rent ready property, or one that I can do the moderate repairs myself. 

Contact a BP Moderator for help or upgrade to a PRO membership to indulge your addiction.

That's like saying you like to drink beer, only without the hops, malt, alcohol, and yeast. 

This is not my first deal, I am a moderately experienced investor ($2M in assets portfolio of buy and hold) and have taken on some major rehabs in the past so i feel as though i have a solid grasp on the basics (numbers, financing, permits, working with contractors etc.)

I would consider myself a moderate to high risk individual and plan on learning as I go forward but want to be smart and very realistic with LTV ratio and not setting myself up for failure. 

My guess is that it would involve a fast car and a lot of alcohol and girls if possible.