If you ever find yourself under contract on another property with an FPE panel, I'd recommend having the seller replace it prior to closing as it's a well known and documented safety issue; textbook inspection objection item.  

This blog explores the potential changes and how they might affect your investments.National Landscape: Potential ChangesLawsuits alleged NAR policies stifled competition, inflating realtor fees.The settlement could lead to a more open market with:Discounted commissionsTiered commissions based on property valueFlat feesHourly billingOklahoma City ImpactShort-term: Uncertainty, market fluctuations.Long-term:Increased inventory from lower seller closing costs.Shift towards value-added realtor services like targeted marketing and expert negotiation.Technology-driven platforms may offer lower-cost alternatives.Proactive Strategies for InvestorsStay informed about market trends and commission structures.Build relationships with experienced real estate agents.Negotiate commission rates strategically.Focus on long-term investment goals.Conclusion: Adapting to the Changing LandscapeThe national shift in real estate commissions signals a period of potential change for the Oklahoma City market.

So I understand I will have to come to the closing table on a refinance with about $68,000 + closing costs.

With each closed transaction, I felt a glimmer of hope rekindle within me.

100/sqft on a full gut sounds about right - This includes new roof, siding, windowns, electrical, framing, etc - basically everything besides foundation and structureFor a more cosmetic rehab with minimal expenses and alterations to electrical, plumbing, etc you are looking close to 50-60sqftFeel free to reach out anytime and I'd be happy to see your numbers and the project. 

Usually what I do is either list other rental properties I may have in the area already rented by section 8 tenants or go to the MLS and print out recent rental (closed) properties with similar amenities.

The investors I've worked with have purchased close to a dozen 2-4 unit multifamily properties so far this year and I've done a few other deals that were more so condos and SFRs, including in coastal and inland north county San Diego.  

If you can come to agreement on how and when things will be done, you give him a chance to continue but you monitor progress closely.

This entails locating appropriate properties, assessing them, putting in an offer, carrying out due diligence, closing on the property, relocating and leasing it out, and maintaining the property.Start by looking for duplexes or multi-unit buildings in your desired neighborhood that are occupied by renters.

I am following since there is a possibility I might consider a move to Katy, Texas and that is close to Houston.