It is time to cut your losses and put your efforts and money to work in more productive scenarios. 

One I keep in my car has the glass break, seat belt cutter, and tip designed to cut clothes.

If you've got enough capital, focusing the slightly harder to finance side of the market (5 units or more) may give you an edge when seeking greater yields to guarantee your retirement income.

I'm just getting started at this myself but I can tell you where your edge is.

no fees without cut off in oklahoma.do the eviction now you can always dismiss if they pay rent and court costs or you can even have it rescinded after the fact if you like.  

I mean, I know the agent that has the listing will obviously be involved from the seller's standpoint, but would the buyer need to use an agent of their own for submitting an offer or would it be better just going through the seller's in order to cut down on having to pay commissions?

Also if I check the ovens, meat cutting machines, etc. and they are entering the end of life expectancy I will take a bunch off the price to compensate.   

If you do it yourself, you will need a table saw, miter box, hammer and reciprocating saw (for cutting jambs) at minimum and probably a floor kit. 

I was told by reference to make sure all is done before check is cut.

If it doesn't, i'd cut it loose.