But I thought you (and the rest) might also appreciate an attorney’s perspective on the enforceability of electronic transactions and records under Oklahoma law specifically.I see two separate legal issues at play here:ISSUE 1: ELECTRONIC TRANSACTIONS. 

You're stuck playing the game.

I do believe that investors do play an important role in rehabbing properties that have sat vacant for some time. 

Recently another BP member was having issues with their agent because they were trying to give offers at 80-90% of value and the agent said they were low balling and demanded a $5000 retainer (or something), plus that they sign an exclusive contract (which I understand is more normal than when I last bought). 

We did not  have a model unit to show,, I showed occupied units with notice and was usually rented up within 2 weeks of notices, we had a popular location and units were a little higher price but in high demand. 

There are market factors that impact supply and demand that don't move together.

@Bryan Dorsey I think the 2% rule is a myth unless you want to play in class D neighborhoods. 

I know the smart answer, but the SFR plays to my "I wanna own a house and live in it" side.

I spent 30+ years in Washington State and have had some involvement with DSHS (although not with housing).My advice to you: 1) Everything the state does takes three times as long as it should and three times as much paperwork as it should.  2)  You will probably have to attend some indoctrination -- I mean class -- either on-line or in person.  3) Your tenant will be endlessly "educated" on their rights and will have free legal representation. 4 ) Just when you think you know the rules and try to play by them, an administrator will come up with an "ETR" -- Exception to Rule. 

Demand is extremely high in our area for rental houses so that's my fall-back plan.