We own a condo outright with renters, and we're under contract for another, but the seller (a bank) has pushed the closing back two months because of title issues, and I guess I'm just getting anxious and considering other scenarios, while trying to preserve the amount we've saved to put into the one under contract... 

Trying to preserve our monopoly to the detriment of consumers borders on unethical, IMO.That said, I'm a landlord for a living, I'm a Realtor because I love it.

Window AC is not the best because the property has the original windows, and most window units aren't made for historic windows with storms over them.I want to preserve the character of the property, so smaller units mounted in the ceiling will be the least noticeable.

The thought of partnering with people who demonstrated no regard for you - while you hold the greater risk - makes no sense whatsoever.You're running a business and your customer is running a business inside yours...not cool, not legal, not wealth building or preserving.

New investors, esp out of state, should look for reliable, consistent cash flow and capital preservation.

Using an LP, capital gains treatment are preserved.  

I am SO happy they didnt just follow any random advice and preserved their capital, and are building a legacy.

Exterior preserves your property.

The existing triplex is also situated forward far enough on the lot to allow subdivision of at least one maybe 2 RSL lots while preserving that structure,  which is in good condition owing to the last 14 years of my elbow grease.I would be more interested in pursuing some options around this myself except for my lack of enthusiasm for increasing my exposure to seattle rental regulations and high cost of construction/permitting.

When looking at Central OKC multi-families, ensure historic preservation district vs non-historic preservation district.