(long as loan is paid) By the way, I had this house 2 years at the time and the loan was low interest for that time. 

OKC has alot of opportunity mainly because of its low level of enforcement of housing codes, strong landlord laws and conservative judges in eviction court.

We recently relocated to Phoenix last summer and I'm starting to look for recommendations for local credit unions here in Phoenix which are trustworthy, low rates, personal touch, easy/simple to work with, etc. 

Remember, if a deal is truly off market, you have an owner who knows they are able to sell and is choosing not to take the very simple step of listing it.  

Let brokerage grow, tenants pay down mortgage, and save up for another property organically (Cons - slow growth, waisting equity// Pros - low risk)2) Cash out the $300k brokerage account, pay off the townhouse, start cash-flowing $2,400/mo, and save up for new investment or 1031 into multi family(Cons - cap gains tax on cash out, high Oregon income tax penalty, hard to find deals being $2,400 monthly cash flow) // Pros- cash flow, increased leverage into large investment)3) Cash out $300k brokerage and put into separate Multi Fam property, hoping for $2,400/mo+ cash flow, keep townhouse rented as is (Cons - cap gains tax on cash out, not utilizing equity PROs - increase portfolio value, higher upside with value add or rent increase on new units?)

. - Once an owner knows what materials are being used, they can then check pricing at Home Depot, Lowe's, etc. - Some materials for bigger jobs, like concrete, are harder to check pricing on.

I also watch occupancy rates and adjust if bookings are low.

Leave the owners alone, when and if they are ready to sell, they will, and there will be plenty of lots to choose from on the MLS.I have no statistics to back this up, but in my casual observation after our fire is about 1/3 of the owners rebuilt their homes (some built similar, some duplicated exactly--big mistake, and some built better/nicer/larger homes). 

In my area, they charge transfer tax on the assessed value rather than the LOW sale price.

When most US investors are faced with the prospect of converting (lots of) USD to JPY, to buy properties in cash, that in depreciate in value (when contemplating resale) and face decreasing rents over time... you need something else to justify choosing Japan over the US.