Cap Rates are in the 6-8% range.

I will need to to a rehab into 20-40k range plus the asbestos, mold and lead., plus underground oil tank, too.I would love to hear opinions and feedback.

However, the price is above my range.

That's a really wide range, which tells me there are a lot of market intricacies. 

so far what im finding is it ranges from 650-850 depending on the condition

I grew up in the area but have lived in okc since 2001 and don't know the area wellHow much rent should I expect (ballpark range) for a 4bed 2 bath C class house in that area?

Unfortunately, most loans will require a minimum credit score in the 600 range.

I know they manage several in the area.Regarding questions to ask PM's, there are many, but here are the categories you should hit and some questions from each:- about their business (how long in business, how many staff, what roles)- about their properties (how many properties under management, typical rent range for them, their vacancy rate)- about their fees (property management, tenant placement, tenant renewals, inspections, etc)- about tenant screening (in house?

I am going to comment in here mostly to track replies from people with more experience....however, I think it's important to remember that there is a wide range of situations that can lead to the missed payments causing a home to show up as "pre-foreclosure" and different approaches would be appropriate for each. 

There are investment options ranging from one year to thirty years, and the returns are competitive to the other traditional investing options.