I also continue to market and show the apartment during this time up until a lease has been signed and all move-in fees are paid in full in guaranteed funds (cash or wire only).  

My advice would be to focus on cash flow properties, especially in areas where you can get consistent returns, and consider Section 8 housing for guaranteed income.Also, leverage your experience in Portland to streamline processes with your new partner, and build a strong local team (agents, contractors, etc.) in OKC to make things smoother.Feel free to reach out if you need any specific advice—happy to help!

Yes, above-market rents and guaranteed payments are super great BUT for me they are second to actually being able to help and make a positive impact for people in need. 

We prenegotiate with builders to provide new construction investment properties to our investors that offer incentives like free property management, rent guarantees, and rate buy downs that can get conventional rates to 3.75%.

@Kyle Fitch Follow this 5 step process and I guarantee you will become a millionaire.

These are mini-title searches that will provide some data, but not enough to guarantee you know every lien.

It is true they supply the furniture, but ask yourself who would be willing to do all that without a guarantee of income. 

In my case, Section 8 rentals have worked well because of the guaranteed monthly income.2.

guaranteed?  

A rule of thumb I use to advise my clients is: 1) the loan guarantee is worth 20-25% of the deal, 2) finding and vetting the deal is worth 25%, 3) executing the business plan for the property is worth 25% (i.e., overseeing contractors/property managers, etc.), and 4) contributing the money is worth 25-30%.