Let me enumerate the reasons:1) my pm paid for the damages.  

Yes, Oklahoma is a great market to consider, especially for multifamily properties:Affordability: Oklahoma City (OKC) and Tulsa have duplexes and small apartment buildings within a reasonable price range.Landlord-Friendly Laws: Makes property management less stressful.Stable Cash Flow: Properties in Oklahoma often meet or exceed the 1% rule, providing consistent rental income.Growing Economy: Both cities are seeing population and job growth, boosting demand for rentals.Tips for Getting Started:Do Your Homework: Use tools like BiggerPockets calculators to analyze deals and ensure cash flow.Focus on Neighborhoods: In OKC, check areas like Yukon, Edmond, or Midwest City.

(Not a lawyer so this is not legal advice) You've listed all the reasons why people fire property managers, it sounds like they've just done a poor job of meeting your expectations. 

I think courses are great as long as they are reasonably priced (think $500 or less).

There are two reasons this is a bad idea.Investing with an SDIRA (assuming it is not a Roth) will often result in paying significantly more taxes. 

The reason I recommend this is because as a short-term solution incase you cannot go full DSCR right out of the gate.

If they know you, have spoken to you many times, and you have always been friendly with them, just explain your points, that there is no legal reason to deny your plans, and ask them what you can do to help get it approved.

I assume there is zero or almost zero appreciation and that’s the reason you aren’t selling tax free?

I’m not sure if this is for you, but...If you’re serious about leveling up your real estate game in 2024, there’s no reason not to try this.

Basically they'll come up with reasons as to why the "guarantee" doesn't apply to your situation.