They are high end and was a gamble although we stole them 295k and 375k respectively.

Just put yourself in their shoes, of city administrators, do you want to gamble on assuming people are going to "do the right thing"?

There are surely some real pros out there who have made it into more of a science than a gamble but they are buying in quantity with the knowledge that some will turn out to be losers. 

That is where the gamble is, leaving it up for another person to be possibly willing to pay more than 136,000. 

According to a copy of the bill, the licensing law would allow the county to force landlords to evict any tenant convicted in the past year of felony, misdemeanor or ordinance violations on a variety of crimes, from drug dealing to alcohol consumption to gambling.

Re-igniting this thread - am looking for a CPA in Oklahoma that is good with or specializes in real estate as well.

If you could BRRRR and time the interest rates well Otherwise, Buying a property that is negative cash flow without any forced appreciation or a clear short term upside(flip) might be described more as gambling then investing.  

@Alex Pura Any property cashflowing that negatively and you hoping for big appreciate is called gambling.

Have around (over) $1M just sitting there in cash that you can write a check for.Then continue to save and begin looking for your purchase.in 4.5 years your ROI on the triplex, so there is that cash flow (and some will say the equity in the triplex, but do you want to gamble that on a new purchase).If you partner you will ave to cut the partner in on a percent of the deal equity and cash flow.just my 2 cents.

There are markets where the numbers work way better if you want cash flow with less gambling.