Interest rates are showing signs of improvement. 

So instead of saying 8-10 properties, change your thinking to a dollar figure that would enable you to leave your job which is your goal.

That said, some lenders are flexible if you can show the improvements made. 

Provides “proof” of funds but the account is a corporate retirement plan that the buyer can not access without quitting his job or paying huge taxes, penalties and fees 6.

You would determine an amount to set aside for repairs, improvements and vacancy beforehand.  

It is the Realtor's job to manage the transaction.

It's not real sexy when you mention Tulsa, although the metrics may be better.These cities are still attractive for a lot of people to live, and attract jobs and investments from companies.

Not sure if I can answer your question exactly, but did want to say, great job on saving in a Roth IRA, Roth 401(k), and HSA.

Akron does have a lot of potential with its affordable housing, growing job market, and revitalization efforts and could be a good fit for your goals.

Good job Julian.