Keep in mind this graph is not just for small energy states.

I would NOT consider it with negative cash flow, unless I had a bullet proof plan to turn it cash flow positive or neutral REAL SOON.

no equity sub too is a fools errand in a non appreciating market .. or a rental market that is not bullet proof.. you could =go negative cash flow in a hurry and you jeopardize the seller if you can't carry the property if the rent does not come in

I am not being negative I am just telling you the truth so you can put your energy in a market with potential.  

Would love to quit my day job and put my energy into investment. 

Plus, the economies of Dallas/Ft Worth and all the major employers moving into the area just make this area about as bullet proof as you can get. 

A  job that will absorb your time and energy. 

Does anyone out there know if there are options available to us, or are we going to have to bite the bullet and pull hard money on the property?  

I think if you put the time and energy in to doing this vs learning a new market you will find what you are looking for. 

A good agent will not reduce the rate on the front end on a promise of future business but once you do a few deals and BOTH of you see the value in the others time and energy.