As compensation, I offered a 10% rent reduction to the tenant for 6 months and to buy a suitable portable A/C unit for her to use in the unit should she not want to use the central A/C. 

Looking at a property without a c of O.

Is this a A B C or D neighborhood?

My feeling is that you take the cash flow in the first couple of years and put it into cash reserves for any maintenance issues or if mechanicals breakdown, then I can use the cash reserves to pay for things like a new A/C or appliances.

I grew up in the area but have lived in okc since 2001 and don't know the area wellHow much rent should I expect (ballpark range) for a 4bed 2 bath C class house in that area?

I agree with question proposed by @Caroline C. but I would add I almost didn't go with Suncoast because they had a high cancellation fee and if I remember correctly it was over a year agreement.   

UW didn't get more conservative, leverage didn't drop, asset class (A/B versus B/C) didn't change. 

There are 2 SFRs in there that are A-/B+, the rest, including all the MFs are C/B-.

My properties are not high end properties and are in C areas. 

@Nick C.