In the Mortgage and Rental Industries, anything negative that has to do with prior housing  stands out like on the Credit Report like a Neon Sign with arrows pointing at it!

With your numbers it gives you negative cash flow.  

Typically the new owner has to honor any existing leases.I can't speak for Oklahoma, but in Texas, that dog won't hunt.

Second-to go along with that,  I would triple check your landlord laws and/or speak to an attorney before you, yourself, enter the apartment without the tenant there.

And if there is anybody with vast experience in these markets I’d love to speak with you!

I would love to speak with you about the opportunity in the Spokane area.

We have also had a handful of clients over the years make bad investment choices in real estate - either through lack of experience, picking the wrong partners/providers, etc.The bottom line with a self-directed IRA is that you are your own "fund manager" so to speak. 

@Jared W SmithI agree that this is atypical, although after speaking with the city inspector he said they get a lot of letters from this guy.

In my experience, tenants only change in a negative way if a major event happens in their life (lost job, death of a family member, etc..), or if something is dealt with unfairly regarding their home.

In fact, over 50% of the people I speak to are first timers, who have done deals with HML, and succeeded.