Any specific area that you're looking in for MF? 

And don't get me wrong, should net 1.6M this year why conplain.

They are elementary at best and NOT tailored to the clients’ specific needs or interests which should have been conveyed to us at the beginning.

If you are interested in how to decrease your Federal Taxes and increase your cash-flow, I can help with no-cost consulting or studies specific to your property(ies) whether they are small or large and anywhere in the US or US Territories. 

What's wrong with the two on the market?

Facebook groups, networking events, and having a specific buy box that you let people know about is a great way to start

Look into KBKG for cost seg, they also have an online calculator, but a full manual study is far better.I'm not a CPA, but I'll check you :) There are some different rules specifically with regards to Short Term Rentals.

While I can't tell unless I had specific addresses, Sand Spring and West Tulsa can be iffy. 

The strictly legal answer is that you must apply your criteria evenly to avoid accusations of discrimination (i am not a lawyer).The most important part of this is applying criteria when you offer a specific property at a specific time.

Then I look at specific areas using neighborhoodscout.com for the crime part.