I looked into @Brandon Hall but it seemed that the options provided online were for investors who were more established.

It's a gap in the market, and I'll bet you'd offer a tonne of value!

the best way to do this is to have lawyer write it up. the second best way is to purchase on online (BP sells state specific leases, prepared by attorneys) and you can always make some modifications to it...but the most important part is to run the purchased lease by a local real estate attorney to make sure it and any additions comply with state law

He is a frequent contributor to this forum, and you can check out his company, Sense Financial, online.

Is there an oversupply or just that the supply is there to meet the growing demand. 2) Between the two school district which is a better bet - Frenship or Cooper?

If I give a free month as incentive I am guaranteed the lose of $3500, if I take the gamble and not collect the deposit, I’m hedging my bet that the tenant wont trash the place, and therefore less likely to lose $3500 bucks. 

Based on what I have found online it seems like deposits in the state of Oklahoma are typically deposited into an escrow account that may or may not be interest bearing. 

Now if you're investing to be hands off that changes things a bit, but you seem to be doing owner occupied units so I'm betting you are putting in some elbow grease.  

I'd place my bet on SFR w/ ADU over duplex, based on what you've said, but the price of the opinion that actually matters is going to be an appraisal fee and waiting for that to come back.

You don't lose any money by doing that, of course, but you don't make any either.I know the reluctance to condos runs deep, I bet well more than 80% of real estate investors share that reaction, but I wonder if it's from their experience or if it's just that they are repeating the same thing they hear from others.