Generally, a SFR or small multi 2-4 unit purchased at retail (MLS) will cash flow negative, or at best minimal cash flow WITHOUT a value add.Your best value adds are the rehab and the ADU addition.

So, for someone who wants to hang their license with a company but doesn't want to commit to the education to minimize the BIC's exposure....it doesn't seem like a great arrangement for the BIC if he doesn't know the person.

It is located just across the street from the college in town minimizing any vacancy hopefully.

or are you just scooping up small-minimally producing cash flow properties to build up your portfolio in general? 

I would love to walk you through a few techniques to get strong ROI and minimize headaches. 

Since I'm working so many hours and just starting in my career, I want a multifamily that requires minimal-no effort in repairs.

I would say in most areas of OKC it would add minimal value.  

Landlord: "Great, we will make sure our contractor schedules those first and will coordinate with you to keep it as minimally disruptive as possible."

Getting small jobs from active experienced investors will go a long ways toward building up your knowledge and experience while minimizing your risk. 

Also, if I am refinancing every 5 years, it seems that most of what I have paid thus far would be interested, and minimal would be to principal.