If that's the case many times a "short appraisal" (aka "drive by appraisal") can do the trick.

I am curious where the local OKC folks get have their best luck at finding houses to flip or rent;  sheriff auctions, www.auction.com, MLS, realtor friends, word of mouth, driving around, etc. 

But I'll drive where ever to meet up with ya.

Pick a location, and start driving around the area.

At this point, from what I have looked at in my area (Internet and driving around), I am leaning more towards flipping and/or buy and hold.

They are driving up MFR's to prices that are difficult to justify.

Most people use direct mailings, Craigslist posts, bandit signs, and driving for $$ in order to find leads to wholesale. 

Looks like the AC units might be on the older side so you may need some HVAC updates in the next few years.Overall, looks pretty good...better get moving on it before I decide to take a drive up to Tampa ;)

The price of rent drives the tenant pool as well.

Yes, if he gave you the lockbox code you should AT LEAST drive by the property.