This is mere speculation but based on the information you made available I am guessing some of these contracts were not obtained at great numbers which is likely playing into why your deals aren't moving.

I’ll have to play with it.I haven’t gotten to the Estimating Rehabs book yet.

Hi Kent,I think Section8 is a great play if you have the patience to deal with a more challenging type of tenant.

That's not to say there aren't wholesalers here in Oklahoma, you'll just need to learn the rules to play

I primarily buy in Columbus and have done several equity plays and successful BRRRR.

If you're not willing to work 7 days a week, work when others are out playing in the sun, forget it.

Decided to play it safe as it was my first deal and had to overcome the fear.

If he wants to retire I would definitely play up the continued monthly income side....You might also be able to get him to see that a lower interest rate protects him from a refinance out. 

So understand that while you can get a good deal, you are accepting a lot of risk by 'playing the game'.Finally - know that just because an auction lists a price - that is seldom the price something will sell for.  

There are numerous factors at play and your real estate tax professional is best positioned to opine on that.