I know I need an accountant but have not found one I feel is a top performer.

Well, that wouldn't be an option it's a purchase agreement so I wouldn't go there as an option contract.Options can not have contingencies of any kind, especially based on performance of the optionee/buyer.The reason you have an option price in an option is for the right to purchase at a stated value based on the valuation made at the time of the option.

Example a buyer says they want multifamily but want a B asset in a B area fully performing at a 10 cap ( not going to happen as they trade in the high 7's nationally and maybe hit the 8's if your lucky ).

My friend works in a bank and they see but the loans are very rarely truthfully almost never called in because they are happy to have a healthy performing loan.

BP Experts,    I have a question about buying non-performing first notes.

I perform a walk through on every property each month. 

I'll guess you have not worked with this guy before but do you know anything about him, like if he can actually perform anyway?

Additionally, you will have set the precedent that you're allowing your tenant to perform repairs on the property, potentially opening up legal issues later if the tenant does further repairs without your permission and causes a problem (or gets injured).I'm not an attorney, but I've had an attorney recommend NEVER to allow tenants to do repairs, and to even put in the lease that they aren't allowed to perform any maintenance.

Experienced Notebuyers,I'm considering adding performing 2nds to my portfolio (both true performing and reperforming) and I wanted to start a discussion on what range you are seeing these notes selling for.  

I am interested in successes of those who have been able to perform wholesale transactions in Oklahoma successfully...semi-virtually.