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

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.

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?

I'm not sure where your data comes from, but there were more gun fatalities that auto fatalities.

The key to real estate investing is understanding the IDEAL mindset—Income, Depreciation, Equity, Appreciation, and Leverage.

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

My question for LTR investors - what would be an ideal loan for you assuming its for a longer term hold..Please dont tell me 3% no fees, 100% LTV, close in an hour, no prepay etc etc  LOL ...  

But SFR's would be ideal.

After a transformation, I import information from Stessa (it auto-injects info from banks) into a relational database, run a few queries, and then do a cross-tab query to bring it all together into a report. 

There is zero income on the property right now because the current owners were using it for personal use and/or letting friends and relatives use the storage units and the metal building (for an auto dealership).