I am ultimately trying to understand if the language "b" above in my original post should be read as 10%  of gross rent or 65*3 and if I should be challenging the PM on this interpretation.I am curious as to what you / everybody has seen in regards to this.

The biggest thing is the value that can be unlocked from these numbers.

Where things get challenging is when the tenants say they’ll leave and then don’t.

the biggest issue you will find in okc is locating a property. 

Biggest focus should be on a company who isnt going to rob you blind with repairs or is more interested in getting their placement fees every few months for the bad tenants they continually place. 

Another challenge with Dallas is the 2.72% sales tax...impacts cash flow greatly, plus the rents aren't high enough to support the purchase.I'll keep on truckin' along searching in both markets (Seattle and Dallas) and adjust my strategy for seeking out deals.

To alleviate your biggest pain I highly recommend using the awesome tools provided here on BP.A few more tips to get started:Find and connect with other BP members that are in your area.Set up keyword alerts to be notified of the topics that interest you.Read Beginner’s Guide.Check out BP Podcasts.Find upcoming real estate events and meetups near you.If you'd like to tag someone in the conversation, type @ followed by their name and then select the name of that person that appears below the comments box.

This industry is demanding, deals don't just land in your lap.I wasn't sure I'd get into it full time, but for now I am, and I think it is a big challenge if you've got another job competing for your attention - especially at the beginning.

There is more that U/W looks at than JUST solvency, though if you're properly collateralized and you have positive DCR then those are certainly the two biggest factors that will be considered.

Finally, if you look at the biggest producers (realtors) in Phoenix, there are a lot of people in the top 50 who work for/with Offer pad and Open Door.