You've got a really good start, looks very clean, good start to theming, but you just need to take it to a level that most others aren't doing and you can justify a higher ADR. 

There are ways to conduct a one-time restoration of benefits, or to restore benefits, but those require you to refinance the existing mortgage into a conventional loan, or no longer own the home, so they probably aren't worth it with your current scenario. 

Doesn't mean that you aren't right with this particular thesis, but often that last unit doesn't have the right juice/squeeze ratio.

So they have to be placed & picked up quickly, or at the very worst cost so little that it doesn't matter at all if the authorities remove it. 

They are more difficult to finance than a single family or multi-family project and have a number of building code requirements that add cost and many smaller GC's who you likely will be reliant on aren't familiar with these requirements.

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.

Even if you aren't gap funding, you could lose any equity stake with punitive default interest and also risk the HML calling the note due because they disallow 2nds without an intercreditor subordination agreement. - On the subject of gap funding, just don't.

The market-rate housing is made affordable by having a landlord that accepts Housing Choice Vouchers (aka Section 8) and charges a market rent that is below the payment standard.Public housing authorities (PHAs) typically set the payment standards based on HUD's fair market rents (FMRs) at the county level of geography.

You aren't profitable in many instances for a couple of years, the same with real estate.

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