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

haha,Nah mateNot my style.Unfortunately, we live in a world where information is power so I'm forced to collect it in order to protect my team and company.But I'd never F@#$ with someone else's business even if they aren't legit.Only as a defense mechanism if we are threatened and pushed far enough where I don't have another choice.

If they aren't interested in a better unit, then I would respectfully ask them to start looking for another place to live.  

It can't be a coincidence.They aren't, there a several in Florida, a couple in Texas and quite a few in California.

If not you can do a DSCR loan or a fix an flip loan, there aren't any income requirements for either of these loans, and with $70,000 of Cash, this should be easy to get financed.