Let me know if you want me to explain in more depth.  

You need to explain what's happening here a little better.Is this a generic monthly rental situation?

From worst to best and please explain your reason for order.

My question is, should we wait to advertise the unit for rent until the renovations are complete, or should we post it and explain the work that is going to be done? 

Have done BRRRRs in OKC in the past; still like the market, but as @Landon Whitt explains, prices are going up and margins are squeezed. 

I will try to explain what I know.

Can you explain how your doing this BORR method?

On the contrary, explain to them why you're reaching out, but express a genuine interest in the property, in them personally, and how they have been working/treating their tenants.

@Christian Manhard hit the nail on the head, present a few options (just make sure they all work for you) when you sit down with the seller make sure you explain the benefits of each from their perspective as well as yours. 

Do you feel they did a good job explaining them or did their explanations stir up more questions than they answered?