On top of that you have your price to rent ratio's, cash flow probability and the contacts you can make who work in those markets.Below are some more best practices for out of state investors.

the best way to do this is to have lawyer write it up. the second best way is to purchase on online (BP sells state specific leases, prepared by attorneys) and you can always make some modifications to it...but the most important part is to run the purchased lease by a local real estate attorney to make sure it and any additions comply with state law

He is a frequent contributor to this forum, and you can check out his company, Sense Financial, online.

Is it common practice to amortize your loan over 30 years or something less?

3) Between Foxridge and Bushland communities which is a better bet in terms of ease of renting and better cash flow.These deductions are solely based on my research online.

This problem can be solved by more practice and study analyzing deals.2.

In this business collection of a deposit is standard business practice.

However from a practical point of view, as already mentioned, why is someone going to sell for less to you, when it is already exposed to the entire market? 

Based on what I have found online it seems like deposits in the state of Oklahoma are typically deposited into an escrow account that may or may not be interest bearing. 

With lots of practice you will be able to identify a good deal quickly and jump on it when the opportunity presents itself.