"My agent suggested that I put 10% as my due diligence to win the property" - that's 50-100% of your down payment depending on which you go with, the biggest question is: are you willing to walk away from that $ if things turn sour? 

Sold to an ibuyer ( opendoor) 289K Walked away with 150K after payoff and repair credit, fees.We both double our investments in 2 months Lessons learned?

Just because you buy a property for the cap rate value doesn't mean you'll hit the market cap rate.Just be prepared to walk away from a deal when the broker or seller says that the value of the property is net operating income  divided by cap rate, and you try to explain to them that you have to hit your ROI, but they won't budge.Moving forward I will tell the seller or broker that I care more about ROI then cap rates.

The seller wants 54k but sounds like he’d go lower, my contractor gave me an estimate (walked the property with me) and said 80-120k.

They tapped out and we walked away very happy.

., I'd definitely check out downtown OKC and the river walk.

I would walk through with your Realtor or even just bring a solid contractor with you to the primary walk through. 

@Santiago Ortega Get OFFLINE and walk some distressed properties.

Roof pitch 12/12-New shingles and edge metal $9k (plus replacing plywood where needed)-exterior painting $6k (definitely will be replacing some cedar boards here, but not clear on how many, maybe 10-15) -rebuild four stair walk up on porch $1.5k-carpet tear out and LVT (4.5mm clic, 12mil wear layer) throughout $15k-replace 40ft of cedar fence $5kLet’s assume that there are few to no surprises and the work quoted is the only work necessary.Let me know if I’m missing any info that would help.

There are tons of unfilled positions and I've never walked/driven past more "We're Hiring!"