Consult with an expert or feel free to send me a private message to talk details. 

There is always risk, and these are highly risky and regulated techniques.

Qualifying for REPS does not automatically mean you can offset income, you need to have material participation, at least a 5% ownership stake and an amount at risk. 

I'd check local STR FB groups and see if you have a local Real Estate Club.You can offer your services there, maybe for free in exchange for the experience.

With that being said, there's very few that will do <$100,000If you don't find a local bank/credit union to do it for you, feel free to PM me

Feel free to reach out, my team has experience lending as well

Key Factors for a Good Seller-Financed DealCash Flow: Rental income should exceed monthly payments (PITI) by at least 1.25–1.5x.Purchase Price: Compare to ARV and market value for fair pricing and equity potential.Interest Rate: Aim for competitive rates; higher rates must still allow positive cash flow.Amortization/Balloon Terms: Favor longer amortization and align balloon payments with your exit strategy.Down Payment: Lower upfront costs reduce risk but should meet the seller's expectations.Flexibility: Seek no prepayment penalties and fair late-payment clauses.Property Condition: Ensure the property’s condition matches terms through inspections.Seller Motivation: Assess the seller’s willingness to negotiate favorable terms.Exit Strategy: Have a clear plan for refinancing or payoff at term end.Portfolio Fit: Ensure the deal aligns with your financial goals and risk tolerance.Vetting multiple deals and consulting professionals is crucial to making sound decisions.

It’s a market that often flies under the radar but offers great potential for long-distance investing.And if you ever need help building your team or want some recommendations for reliable contacts in Oklahoma, feel free to reach out.

As for brokers saying "I don't work for free," they'll be paid out of the seller's agreed commission.

Feel free to reach out, happy to help!