Hey Sammie, I actually lived in Lawton for 2 months and I don't know if you have been there, so I just want to give you my perception on what the city looks like. 

Outside of that, I dont naturally feel I'm in danger because I have an accurate and grounded perception of what the situation actually is. 

My own realtor said that 2020 was the most lucrative year of her career and that nearly all the people buying houses in Waco are people who are fleeing California, New York, and Oregon, moving to Texas in hopes of living in a free and functional society again.

Lawton definitely has its reputation, and you're right about the single-industry concern and the high crime perception, which makes it counterintuitive for many investors.

They will sell and perceptions will change!

And yeah, the melt-down of our society does matter when were trying to convince the planet to use our USD as world reserve, it does matter that the society backing it is a dumpster fire, that = volatility. 

We can teach them how to live in a house the right way and help them with the bumpy road of turning into a functioning member of society. 😆  That's right Dave, lots of good life lessons for everybody!

There is no such thing as a "guarantee" only the perception of.if it's a concern in your offer, find out what it would cost to carry a bond or insurance product for the seller. 

The worst thing is that states and municipalities are using wildly inflated data that AirDNA and their ilk are pitching to create more and more restrictive zoning laws based on the perception of windfall host profits, further creating challenges to supporting our mortgages in a region with an already long 4-6 month shoulder season.

I've had Section 8 tenants that were great for 3-4 years before trashing the place, stealing appliances, not paying rent, and eventually abandoning the property with over $10,000 in damages.On a personal note, it chaps my hide that we have people in society that live off the backs of taxpayers for decades.