They are exhausted and fed up dealing with Apt. building, I tried multiple times to convince them not to sell, from finding a property manager, or even for me to deal with it.

You don't have to go 100 years old, but you can likely get into something for thousands cheaper that's in a condition that continues to receive market rent rates (no rehab) that cash flows for much more than an Edmond rent!

Way better than an extra $100 a month in my opinion. 

I am more looking for advice than an actual scolding.

In the right neighborhood, an ugly triplex is a vastly better investment than an adorable duplex, you and your new partner can put in a little elbow grease and build that sweat equity.

 :)I've got 2 of that type project going on right now and I'd just say... it's exhausting.  

I had exhausted all of the options as far as I knew   I went to bank after bank.

A great investor-oriented agent should also have more connections than an agent that is just waiting for someone to call them with a listing or to buy a property. 

Documentation of furnaces serviced within the past two years Properly connect dryer exhaust pipe in the basement.

(checked around and his dad passed almost five years ago and water has been off over four years)Less than an hour passes  he calls and I let him leave a message later he calls again and I answer.