I did have a relative living there and my wife went to school there so I had some familiarity with the city. 

It's just old school working capital management that most businesses have been using for 100+ years.

I am a teacher and high school football coach so things have been so crazy, now that football is over I am going to look into this more.

The schools in the area are really solid as well.

It was built in the 2010s and located in an established neighborhood with convenient access to schools, amenities, and major transportation routes.

And while crime isn't out of control in either suburb, it is higher than the national average and the schools are medicore at best.

If your numbers are not working...go up;  Meaning, better properties w/higher ARVS in good neighborhoods/schools. 

Probably we should have considered this( closing timeframe). at the time of purchase and looked at properties that would complete before the school season starts. 

It was built in the 2010s and located in an established neighborhood with convenient access to schools, amenities, and major transportation routes.

These areas are growing, have good schools, and attract families and professionals.Tulsa: Midtown Tulsa and suburbs like Broken Arrow and Owasso offer affordable homes with high rental demand.How to Find Undervalued Properties:Network with Local Wholesalers: Many great deals come through wholesalers.