This is almost a 60% increase in a township that already has overinflated taxes relative to the quality of school districts.I work with several investors in this pocket and it seems as though this is an unnecessary money grab by the township.

If you take two comparable homes of equal quality, condition, age, features and location but differing sizes, the smaller home will invariably show a higher value for $/sq ft.That number is somewhat useful in a development where there are cookie-cutter homes that are identical in every way, but unless the development is new, some will have been upgraded and/or updated and others will not.Your best bet is to get contractors in to bid on both a gut rehab and a tear down. 

There may be a slight difference in the cost/quality of materials you put in one over the other.

fyi....there are some free audio book on YouTube you can start on those

Hey Paul, I work as an audio engineer and invest in rentals part time. 

I am looking to purchase a property in Wagoner, OK but am worried about the quality of tenants that I might be able to get there due to a smaller pool to pull from than in the Tulsa area.  

You want quality leads, not quantity.

Can you recommend any great quality, efficient decently priced trades/GCs?

It depends on location, the quality of your renovation, price point..... 

What qualities are the most important, and what are your expectations for the individual.