The property is unique so you would do well with families who also need to WFH so insurance displacement would be ideal.

FHA loans with low down payments are ideal for this.In the meantime, focus on improving your credit score and maintaining a solid financial foundation.

My ideal is to have a system or a standard in place to maintain discipline about procedures.

That sounds like an ideal situation versus doing a full fix and flip for your first deal. 

Ideally you are exceeding the AirDNA numbers but it can be a good gut check on average rates/occupancy for that specific neighborhood, etc

You could get the DSCR on first and if your bank allows it do a second position HELOC on the investment property (this would be pretty rare if a bank allows this) but putting DSCR on second would not be ideal.

I'm looking into possibly doing BRRR in OKC area but I'm not sure I could find deals on the MLS, my budget for the property purchase would be under 100k, ideally under 80k so wasn't sure if that's enough?

We only have 30-40K down payment and are hesitant about 2 things:1) Investing into a property purely for STR... we would want to ensure it can still pay for itself as an LTR if need be PLUS ideally we would not invest more than 350-400K.

Instead, target sellers who have an actual problem, sincerely engage them to learn the specifics, and then solve their problem (and ideally get paid)!

The modest purchase price, combined with an ideal renovation budget, presented a prime opportunity to improve the home’s market appeal.