All Forum Posts by: Steven Spencer

Hey @Whitney McNair! I am a local realtor and also investor in Oklahoma. I am also co-founder of a marketing company that specialize in the real estate area especially off market. Would love to chat and show you what we have for websites and other lead generation. Thanks! 

I am not an attorney so I cannot give legal advice but I can give you some feedback from a Realtor’s perspective on how these situations are typically handled in Oklahoma.

First I would suggest talking with your agent and their broker right away. Earnest money disputes here usually go through the dispute resolution process in the contract which often means mediation before anything can be released.

Have your agent gather any written communication about the inspection extension such as emails, texts or even showing confirmations that show the seller knew about and allowed the inspection to take place after the original deadline. Even without a signed extension their actions might be considered implied consent but that would ultimately be for mediation or a court/arbitrator to decide.

From here your broker can work with the title company and if needed file for mediation to try and get the earnest money released. If that does not resolve it you may want to consult an Oklahoma real estate attorney to explore next steps.

Hi @Laurent Urich! I've worked with several investors and have strong experience around the OKC metro and surrounding counties. I grew up about an hour north of Lawton and still live around that area.

I come across off-market deals quite frequently there and will run analysis for investors looking in the area.

Happy to connect and see if I can help, feel free to DM me and we can hop on a call this week.

 Hey Lawrence!

Send me a dm and we can connect. I can share some pointers and a good place that can help get you started and if you come across deals here in Oklahoma. I have buyers looking right now!

Hey Ven, welcome to the BP community! Sounds like you're doing your homework and have a smart approach.

I’ve worked with several investors who had similar goals and wanted to quickly mention the OKC market. It’s sometimes overlooked, but it's checking a lot of the boxes you're aiming for: strong rental demand, landlord-friendly laws, and continued growth in suburban cities like Yukon, Mustang, and Edmond.

I’m seeing new construction turnkey rentals in the low-mid $200Ks range in those areas right now. With 20% down, several are hitting close to the 1% rule, especially in the neighborhoods with strong school districts and easy highway access. Property management is easy to find here, and vacancy rates are low in those pockets.

Happy to share more specifics or connect you with what I’m seeing on the ground if OKC gets on your radar.

If you haven’t found the right agent yet, I’d be happy to connect you with someone in my network who knows the Louisville area well and is investor-friendly. I’m based in Oklahoma, but my brokerage has strong national connections, especially with agents who understand buy-and-hold or resale strategies like you're planning.

Hey Amanuel, 

For wholesale deals, you’ll usually have two: a purchase agreement with the seller and an assignment contract with the end buyer.

I’d recommend running your docs by a local attorney or someone experienced in your area, just to make sure you’re covered and compare those.

Happy to answer any quick questions on what to watch for — I’ve seen a few but what I have seen may be different to your area.

Hey Matthew, good question and smart thinking on setting this up as a future rental.

Personally, I'd use cash for the down payment and keep the HELOC as a reserve. If anything unexpected comes up—vacancy, repair, income shift, you've got a safety net. You don't want to tap the HELOC early and end up stuck when things don't go as planned.

Definitely sit down with a loan officer to go over your full financial picture. They might show you a blended approach that keeps you flexible without overleveraging.

As for the 1% rule, it’s still useful as a quick filter, but in 2025 it can be hard to find unless you're in certain markets, or putting more down. I’ve seen sub-1% deals still cash flow once the full numbers are dialed in.

Biggest thing—run the rental math now, not later. If it works today with conservative numbers, it’ll probably be a solid hold long-term.

Hey Lawrence! I totally get where you're coming from. That analysis paralysis hits hard in the beginning, but even small steps can break the cycle. Glad to hear you're feeling fired up!

Not sure where you are located, but here’s something that might help if cash is tight starting out: focus on finding off-market deals and wholesaling them to investors. It’s one of the best entry points because you don’t need a lot of capital, just hustle and a good eye for value (and you can learn this along the way).

If you lock up a solid deal, finding buyers is usually the easier part — especially if you partner with a local investor-friendly Realtor who can help move the deal. It’s a great way to build some momentum and start stacking wins to eventually fund your own flips or rentals.

Keep taking action... one deal at a time is how it all starts. The "wholesale to learn and earn, buy what you want to hold" is a great start and way to learn.

Feel free to dm me and I can provide some advice on best routes to start!

I had an investor client who worked out a deal with a local home inspector to do preventative maintenance check-ins a couple times a year — around $125 per property, but the inspector gave him a break since he had several.

You might find an inspector or even a retired handyman willing to do basic walk-throughs for $50–$100 per visit. Just needs to be someone reliable who can snap a few pics and give quick updates. And like Christine mentioned above, you may call some local property management companies and see if they have a person who could do that as well.