I am not a W2 employee so constantly limited by my DTI when it comes to bank lending even though I am savvy with saving, house hacking, etc to keep my cost of living down.

Your best bet is to list it in the open market (MLS) with a local agent, with the option of furnished or not, and be prepared to have to clear it out should a buyer not be interested in your personal items. 

In what is expected to be a continued tight housing and real estate investment market, there are a few tips and tricks that can help investors get some advantages given the current state of mortgage terms and limited housing options. 

An older property with low interest rate and into cap-x can easily do much more poorly than a newer unit with double or even triple the interest rate but limited or no cap-x. 

It can include both current and deferred pay rates, but one of its primary advantages is its flexibility in situations where other financing options may be limited.

The thing is, that kind of partnership puts a limit on how much we can make from the deal.

My point was that in the short term… until rates come down, you might be better off taking the safer bet of money in the bank given that you would see about the same cash flow, without the need to refi in a year… especially if you can’t even find a cash-flowing property in the first place.  

I bet I can get $95k.”

I am a real estate agent and live about 30 minutes from the city, but I haven't done any deals as an investor or agent within the city limits.

So with that disclaimer out of the way… Tulsa is a fairly safe bet.