Vowing to never let that happen again, I've indulged (probably too much) in REI education.

The bigger your list or target area, the higher the probability that you find people who will sell at a low enough price to make it work. 

There should be one drafting it for the LLC, but it sounds like the investors on the deal should probably have their own attorney.

That would probably be the easiest way to connect with a real estate attorney in Tulsa. 

Probably their duty to hold the last months rent as it “has not been earned” at this point.....your duplex could burn down, flood, etc and not be habitable.Good luck having no tenants, let alone college kids, not smoke pot.

We probably wont qualify/cant afford renovations 2.

Seller finance will probably give you better terms in this situation. 

People have already started lowering prices to get them to sell so it will probably do that for a bit.

I would not spend the time on a $100 door investment, as it would probably take good amount of effort and time that could be spent on an investment making $2-400/door.

If not you’ll probably have to find another investor to partner with.