The replacement shelves were ordered individually, I was charged the initial inspection fee to tell me the shelves were missing, the cost of the shelves plus markup by the PM, and $67 an hour to "install" the shelves. 

As much as I'd love to rehab the properties to boost the ARV (which was the initial goal), funds are tight right now to do that so as-is is the way for me to go.Absolutely.

@Mario Morales, to echo Bradley, I would say this depends on what you are lacking in your own knowledge base.To some (probably many investors) the agent is simply an initial filter for them.  

I'd be able to put 20% down on each and have money left over for some repairs/updates.It seems like I'd initially take on more stress, less initial return but the long term scalability seems great.  

Initiating the ConversationThe key to approaching a non-profit is to be respectful, patient, and aligned with their mission.

I started by building a 12-door portfolio using the BRRRR method and self-managing initially.

The one that's short term and don't cost me a lot to initiate/originate.

My initial goal was to net $150-$200 per door after ALL expenses.

Oklahoma has a thriving network you can tap into.Partner with Local Agents: A knowledgeable Oklahoma-based agent can help you find properties in desirable locations.Look for Value-Add Opportunities: Cosmetic rehabs can boost equity and cash flow while keeping your initial costs low.If you want insights on a specific area in Oklahoma or tips on connecting with local wholesalers and investors, let me know!

As for the initial post, I would ask a few questions to shed some guiding light.