Any tips to get the seller to come down on price or fix things to get the best value? 

@Tom DeanIf you're set on the BRRRR strategy in the OKC area, properties under $100k are tough to find on the MLS, especially 1970 builds.

The highest quote I got for my duplex was $2600 annually and the lowest was $1300.

If you’re running a MTR more like a STR, then you can decide to charge the full boat as agreed or, if you desire (possibly to obtain a good review) find a substitute renter for the period in question and credit the original renter.If, like me you operate a MTR more like a LTR just for a shorter period of time, you probably use a specific rental form provided by either the state real estate commission of the local NAR affiliate.  

I like RentSpree because the prospective tenant can upload all of their docs into the system and the system auto-emails all references to confirm.

Are you purchasing or refinancing a property within the next six months?

This is most of the depreciation you are taking year one.You can calculate your depreciation recapture by taking the sale price of the asset and subtracting the adjusted cost basis.The adjusted cost basis is what you paid for the asset plus any improvements you made along the way minus the depreciation you took along the way.The profit above this original cost is taxed as a capital gain, but the part linked to depreciation is taxed at a maximum rate of 25% under the unrecaptured gains of section 1250.To recap the tax rates are:- Sec. 1250 real property: 25%- Sec. 1245 property and 15 year 1250 property: Ordinary Tax RatesThere are ways to minimize depreciation recapture especially if you know how to work smart with your CPA.1) Asset Valuation at Time of Sale - Sellers can minimize recapture by reallocating the price of the assets on sale.

My wife became a realtor in March & I recently jumped on as the business development manager of a long-term property management company.

The HUD inspection the next day finds a water stain on the ceiling and fails the property.  

Now the mold remediation is about $11K.