For first-time or newer investors, lenders tend to be a bit more conservative with leverage and rates because they consider experience a key factor in risk assessment. 

Most Helocs carry a higher rate and over a shorter term where as a Mortgage offers a lower rate over 30 years for the lowest payment.You might have a low first rate and not want to refinance but trust me the blended rate between a low first mortgage and a High rate Heloc tends to have a higher payment.

I tend not to trust Facebook reviews, but you never know.   

Traditional banks sometimes balk at it because they see it as riskier, but local credit unions or regional banks tend to be more open to it, especially if you can show a solid plan for development or resale.

Owasso is another area to consider, though prices there may be on the upper end of your budget, but the rental demand is strong due to local amenities and a community-focused environment.For a buy-and-hold strategy, these areas tend to offer good rental demand, relatively low vacancy rates, and potential appreciation over time.

Network like crazy.I also tend to think you should invest passively in 2-3 deals before signing up. 

They tend to buy fixers and get the work done.

Lower-income renters tend to generate significantly higher maintenance and turnover costs.

And, real estate tends to "wobble" quite frequently these days haha.

But they're more difficult to manage because of a lesser renter pool and the appreciation tends not to be as great.