Trent Armstrong with Iberiabank is a very sharp guy that could probably answer all your questions when you're ready to move forward.I can not speak to which market would be better for your rentals as I am not familiar with OK, but I have been studying the NWA market over the past year and currently reside in Bella Vista.  

Either single pain windows or failed dual pane system.Like @steve o said these should be replaced.

It’s been brutal here in Denver for sure, and working with buyers in this market over the past few months I definitely feel your pain.

@Dana Sample, I cannot speak to CA specifically, but flipping is a speed game, and tenants can be a pain in the rear.  

@Edward Sharp I just ordered David Greene's book.

If a neighbor is a pain in the butt and is calling in complaints, that is really bad. 

Personally I won't lose a friend over a difference in profit sharing (unless really distressed like needing this extra money to feed my family).I would use the pain as a sharp reminder to never get into any deal with anybody without prior and clear agreement.

I need to go outside to the basement which is a pain in Wisconsin winter.

That's all I really need them for, though if there are major repairs I don't mind having them hire a professional for it (ie if the the motor in the furnace needs to be removed and blown out because the tenant failed to replace air filters; replacing doors is kind of a pain so I'll pass that off even though I can do it, stuff like that.) 

I currently live in New York, what state would make the most sense (financially) to open up and LLC for my property in PA: in the state the property is located; in the state I currently live in; in some other state that has low income tax?