i lost a final offer war with someone else on the PERFECT duplex property and then this one I'm settling on now is about 85% as nice hahaha. i know its comparing apples to oranges but i really had found a "unicorn property" and lost it!!

You’ve made a great choice diving into real estate investing—it can truly be life-changing.

Perfect!

A little trick I like to do when helping people with figuring out this question is to think about what their perfect day looks like.

For example, you can buy 5 new construction homes at great price points in my market that would be perfect for this strategy.

Here's why:Affordability: Your $180K-$200K budget works perfectly here, with plenty of single-family homes and duplexes in B or C+ neighborhoods.Cash Flow: Rent-to-price ratios are excellent, with many properties renting for $1,500-$2,000/month.Landlord-Friendly: Oklahoma has straightforward laws that make managing rentals easier.Economic Growth: Both cities have diverse, growing economies, fueling rental demand.Low Taxes: Property taxes and costs are some of the lowest in the country, boosting returns.OKC and Tulsa also have strong investor networks to help you build a boots-on-the-ground team.

You do not own the building, so no choice but to have the inspection. 

Perfect for anyone in a small place or who doesn't want to fire up a range.

Starting with single-family and small multi-family properties is a smart choice, especially out of state.

But I agree with you that staying in the US for investment is probably the best choice.