For Section 8 opportunities in Tulsa, start by researching areas with high rental demand and good rental yields.

HELOC should be used for repairs on the primary home or to buy cash flowing high demand area rental income real estate.

FHA does have the benefit of max seller concessions being 6% so if your realtor can negotiate for that it can really minimize your cash outlay. 

Worst case scenario is where a seller does a lipstick on a pig repair such as just parging over it and then not disclosing the issue because you might get the sale price but open yourself to future liability when something happens. 

As Jay said, the rate is bought down by seller credits from the builder.

When they have a sale they can't handle, they refer that seller to you for a fee.

Purchase price: $8,500,000 Cash invested: $3,450,000 Off-Market Acquisition Overview This property was acquired from a motivated seller at a 20%+ discount to market value.

Much better you place the burden on the seller than accept the responsibility.

I am doing this now and included Seller's transfer tax.

That neighborhood is buzzing with potential-young professionals, trendy developments, and a rental market that’s always in demand.