I'm doing a refi on a multi-family building right now with a lender I found here on the BiggerPockets Lender Finder - https://www.biggerpockets.com/business/finder/lenders They've been able to help me get a DSCR loan which others on this post have mentioned and they've been pretty quick should be able to close before the new year in less than 3 weeks from when I started the process!

The higher the cap rate, the more risk involved in the building. 

Do you know investors who have done business in Oklahoma? 

Adding 16 small units can be very profitable, with enough profit for all those involved.  

Busy street 2.

Ultimately responsibly using leverage (both equity and debt), implementing systems and buying good assets with realizable equity  is how you scale while operating a sustainable real estate business.

Most of these course instructors aren't qualified to teach anything but the most elementary real estate concepts and try to make their courses more marketable by teaching concepts they have no business teaching. 

Is it on a busy street, does it have a view, etc..

Everyone was on bottled water for months.You may want to ask for proof that Flint is growing or attracting business investments.Now Detroit is an entirely different story!

I know your involved at a high level with Board of Realtors and state regulators ..