In a hunt for investment property, I have come across some solid options for rental cash flow- but with low purchase/sale value. 

(The OKC market is great for buy and hold, but not enough distressed inventory to BRRRR easily.)If it were me I would invest in solid B areas or better with good schools.

The deal is solid though as long as its not messed up. 

I would advise my sellers to counter them at 280,000 as they’ve already supplied evidence that they are willing to pay that price.

You have solid tenants, who will hopefully rescue, and will hopefully stay for years to come - with appropriate rent increases of course.

What evidence do you have that her rental needs to be ADA compliant?

I wish my foundation was as solid as the advice here :D  I don't think bringing the house to level is a good idea because I'm going to start cracking drywall, changing cabinets and countertops, etc etc. 

He has a solid reputation.

Having solid resources and relationships will help you a lot.Once you’re the middle man in real estate, beware the traps that could trip you up and cost big.Real estate wholesaling can be lucrative, but it can also trip you up and cost big.

Evidently it spilled out onto the plastic and had been sitting there in a puddle.