The first time they break rules (unless it is a direct danger to people/property) I have a kind chat with them and make sure they understand what they did was against the rules.

I own a small multifamily commercial in Albuquerque and can confirm the diversity of the economic and cultural factors that you mentioned. 

Our long term plan is to ease into real estate investing or being a small landlord with minimal headaches or complications.

Here’s my recommendation to get it under control: For a quick fix, start by sealing up any gaps using acoustic caulk around outlets, baseboards, or other small openings.

Are they a broker or a direct lender?

In my area I often come across people who never used credit much and only have 1 small negative thing on their report dragging their score down. 

I moved to the U.S. 10 years ago and have since started and sold four small businesses.

Yes, Oklahoma is a great market to consider, especially for multifamily properties:Affordability: Oklahoma City (OKC) and Tulsa have duplexes and small apartment buildings within a reasonable price range.Landlord-Friendly Laws: Makes property management less stressful.Stable Cash Flow: Properties in Oklahoma often meet or exceed the 1% rule, providing consistent rental income.Growing Economy: Both cities are seeing population and job growth, boosting demand for rentals.Tips for Getting Started:Do Your Homework: Use tools like BiggerPockets calculators to analyze deals and ensure cash flow.Focus on Neighborhoods: In OKC, check areas like Yukon, Edmond, or Midwest City.

Fortunately its a pretty small roof. 

If you need further help, DM me, and I’ll point you in the right direction!