I'm considering folding b/c my husband has an ATL base starting in Nov so he no longer needs to commute to this location for work; AND it seems that our sweet spot niche is souring with a lot of cheaper competition...We did make one house a traditional rental with solid margins but the tenant quality isn't as good versus our niche and it has been a headache.

Personally, I am walking the properties with a contractor who can spot many issues and give me a quote on the cost to fix, then I can adjust my offer accordingly. 

Leveraging yourself with the majority of cash on hand can leave you in a bad spot.

My concern is that you seem fixated on "a 6-10 unit building", perhaps because you think that is where your sweet spot lies.

@James Canoy besides the stuff mentioned, we did about 40% of the floors, tons and tons of paint, some trim work, gutted and redid one bathroom and kitchen, replaced all the appliances, two water heaters, built a small shed for an oil tank, some capping on the roof, just a few spots for wall repairs, poured a walkway, and redid a lot of the plumbing lines (lots of leaks).

Hi @Shai Shlibovsky there are many hot spots in Oklahoma City right now that are great areas to flip right now due to the recent appreciation in property values.

Most people aren't in a tough spot and need help, and how many procrastinators do you know in your own life?

A drug dealer is always easy to spot because they almost always spend an unusual amount of time on their phones outdoors smoking, and have just one too many random guests visiting them.Even though 99% of these people aren't too bright, theyre smart enough not to come back and realize that your motel is not a good place for them to stay.

Sweet thanks!

Multifamily Investment Forecast National Report, 2017National Multifamily Index (NMI) Several markets with favorable supply-and-demand balances and momentum in hiring made large moves to ascend to the top spots in the 2017 National Multifamily Index (NMI).Los Angeles advanced 11 places in the Index from one year ago to take the highest position in 2017 behind a forecast for further tightening in vacancy and minimal supply growth.