I personally like to buy real estate that has A) excellent long-term prospects ie. area growth, commercial vibrancy, high housing demand, rising rental rates and B) positive or at least neutral cash flow.

I haven't spoken personally to either seller.

Seems like your brother would be the person to ask.

I personally hate this because incentives are not aligned.If things go wrong with the property it's the PM's fault.

I don't know the guy personally.

As far as you saying you don't know if it's in an HOA, it likely is, given how you described it and that shouldn't be hard for you to figure out just by looking at a Google Earth map (sometimes the name of the community will appear), or pay a local person off Craigslist to go drive it and find out the community name, take pictures of the lot, etc. 

I went through her Facebook, and turns out she runs a CPN business (credit profile number, for those who may not be familiar... people use fake names and SSNs, and credit profiles enroute to obtaining housing, cars, credit cards, etc.).I'm very bummed because I was gathering contractor quotes to have these damages added as judgements that could be garnished from her paycheck by the state, and now we've hit a dead end.

Have you ever noticed that people can send you a picture of themselves and then when you see them in person you think they look a way different?

While I do not invest personally in OKC I work with a lot of folks who do.

It seems like if I could put together 3-4 people who are interested in the same deal, and get them to pool their capital together on a flip, you would lower the per-person risk, you would allow more investors to enter the market.