I look at every multi 2-4 that comes on the market every day in 6 of the DFW area counties. 

Historically, the average closing time was 75-90 days.

Hi @Sunny Karen, Truth be told, cash flow is tough to find these days in Tulsa.

Over a few years capex exceeds cash flow - you are looking at a very deep money pit.You can tell also by the fact that these properties will often sit many months on the market while a 300k duplex sells in 2 days with 7 offers to local investors.

It rented my first day live!

If their system has been down for more than a few days, they should have found a work around by now.

Hey Jennifer, I actually work with a company that does all of this.We (essentially) wholesale deals to OOS investors, connect them with our contractors, manage the rehab for them, and have a property management division as well.It's the whole A-Z operation and we did 200+ deals last year and more than 1/day this year.I'm not pitching you at all.

I always hear " If theres no cashflow, it's already a bad deal." but at the end of the day I will still own a piece of RE  that will hopeful bring decent cashflow and good equity.Another idea I had is to do a Live&Flip.

The builders first response was that we had to deal with it + get retested if we wanted to and if we wanted to push closing back we would have to pay $500 a day.

If you're running the numbers as a midterm rental, I recommend you start by looking at properties listed on Furnished Finder and also look for 30+ day stays on Airbnb as a starting point.