The house is in really good shape and the area looks fairly clean, but a couple people I've talked to have a lot of concerns of that area which is giving me second thoughts... any other locals able to shed some light?

The Cosigner Agreement states they are financially responsible, all communication will take place through the actual occupants, I don't deal with helicopter parents, they are responsible for payment of rent as well as any cleaning/repairs after termination, etc.Don't forget it's not easy to sue a cosigner if they live in another county.  

As it relates to a vendor, to me the most important thing is communication.

In my opinion, good sponsors communicate regularly (and at a minimum are sending yearly financials and quarterly updates). 

That will still give you a fairly good chance of a profit. 

I am located in Oklahoma and I would very much appreciate it if anyone who is from here or has communications with someone from Oklahoma if they could help me out or give me more information about it. 

If they are VERY professional, they will have their processes in writing as verification that policies are enforced equally and fairly by their entire staff.6.

I have received my dividends quarterly, and their communication is great.

But over a long enough investing period the numbers should more or less balance themselves out and become fairly reliable.As Bruce pointed out, the alternative is to buy and remodel a piece of crap house. 

Commute - for Huntsville proper, the straight ride down 431 is fairly easy and not too congested.