So with that disclaimer out of the way… Tulsa is a fairly safe bet.

My point was that in the short term… until rates come down, you might be better off taking the safer bet of money in the bank given that you would see about the same cash flow, without the need to refi in a year… especially if you can’t even find a cash-flowing property in the first place.  

I bet you have enough stories for a paperback

Location is key, so buying in the best neighborhoods is your best bet for solid appreciation.

In my experience, odds of collecting are about 25%. 

I think your best bet here is a DSCR cash out.

It's all a bit odd as the seller removed the stove right before the POS inspection which then illuminated this issue.

He's playing with numbers, I reckon, and I bet there was a mortgage on the property, so his cash in was not $230k.

Large swings can be exhilarating, but a good investor does not bet the entire farm!

By doing cash for keys, you increase the odds of all LL getting a tenant that has been rewarded for poor behavior.