Owasso is another area to consider, though prices there may be on the upper end of your budget, but the rental demand is strong due to local amenities and a community-focused environment.For a buy-and-hold strategy, these areas tend to offer good rental demand, relatively low vacancy rates, and potential appreciation over time.

I would say light rehab $30-$40/sqft - Moderate rehab $40-$60/sqft - Heavy rehab - $60-$100/sqft depending on what is needed

In my search for a more efficient and low-cost solution to my current system I have come across STESSA.

Yes In Gods BackYard (YIGBY) is an incentive program many states offer that allows churches and other religious non-profits to develop low-income housing on their land with speed and cost incentives.

For no/low-cost seller leads, I'd also recommend FSBO via zillow or realtor.com.As far as commission structure, the post-NAR settlement rule is that you are only allowed to collect the amount negotiated on your buyer agreement.

@Chris GrenzigYes, the long term tenant’s unit would require a lot of work to turnover. i met him and he seems to be nice and low maintenance so I’d like to keep him in place. 

I seldom sell so I would keep the property even though the low LTV impacts the return.  

It sounds like you're ready to dive deeper into investing, and house hacking could be a great way to maximize your investment while keeping costs low.

It also makes cleaning easier, as you don't get that layer of nastiness where the sink meets the counter.But, if this is a low end, low rent type area, probably best to do it as cheap as possible.  

Your looking at a rate around high 8s to low 9s possibly.