Where in Tulsa is a hot spot for flips? 

I am a Realtor, so I spoke with my Broker, and he wasn't too hot on the idea.

2) I helped someone make money and now he is forever grateful and loyal and only has good things to say about me... to everyone,  that is a factory of more leads.3) he expresses his success throughout the entire free group and now everyone is reminded, if "his free help already works, can you image what his paid course would do".4), this is jut ONE person, now imagine every week some  (not a lot) will have a good experience and expresses this in the group.. that is all free hot leads coming in.So although he didn't convert from my ad, he is the cause of dozens more leads from just ONE click he made. that's how I build credibility and authority, and then they see my rants here on Biggerpockets and a lot of people then contact me through the Biggerpockets lead system, and a friggin TOOOOOON of requests through the biggerpockets messaging system.And when they do contact me are rarely book appointments with them.

The mastermind group just stepped down from weekly to monthly, as everyone in the group (myself included) have been kind of just coasting for the time being with the hot market and low deal funnel. 

Your rental criteria is lower than average and the rental market is hot.

In general:-Always always always have primary residence first because when selling, first 500k (MFJ) is guaranteed tax-free-To become RE investor you do NOT even need to have rental, your primary is actually the best investment due to regulation above- In a decade, most houses are doubled or tripled in value if you bought at hot area.- When you plan to buy rental, buy rental that's cheaper than your primary- Depreciation is captured from building only on the first tax year so your example almost not possible in real world scenario- The PAL is extremely useful when you have other RE investments, this is what RE pro keeps doing to avoid large tax gains, for example if you have 5 syndication and 1 syndication post a hefty gain, the other 4 syndication PAL is used to offset that gain. 

I am both impressed and a little dumbfounded you have 30+ places in a hot metro like San Diego and are asking how to find buyers. 

The rental market is still hot in Texas for B and C class rentals.

Install one clawfoot tub (today people only dream of these), run garden hose  under the house from the hot/cold water line in the kitchen to the tub.

Triplexes are not really a thing - I have only seen one real one that was built like that - everything else is a duplex with a finished attic causing all sorts of issues, from parking to roof insulation - most contractors don't know how to build out what is called a hot roof and simply slap on some bat insulation and then drywall over it.