It all revolves around the asset itself so the most important factors are that the DSCR is 1.00+ , your credit score is sufficient.

I believe Oklahoma City is sufficiently diverse from an employer and industry perspective to weather any short term effects, and I also believe that Oil already bottomed (even if it hasn't, its not far from it).  

Is that not sufficient to qualify?

I don't need cash flow to live on as my retirement is sufficient for me. 

My problem right now is, if I have $100k'ish to invest, where can I invest it and get sufficient cash flow to get a decent cash-on-cash return? 

I have heard people say that they just say "county records" and for most people that is a sufficient response but some people may be very persistent or challenge your answer.

If your plan is to own a single property, then Excel might be sufficient.

If you are not confident running thorough background checks and doing sufficient screening, I’d definitely recommend a PM company.

Although no single factor is determinative, the combination of several factors supporting a particular result is sufficient for a court to decide whether a taxpayer held property for sale to customers in the ordinary course of a trade or business.

Your basic insurance policy with $300,000 in liability coverage should be sufficient in 99.999% of all lawsuits.5.