OKC has alot of opportunity mainly because of its low level of enforcement of housing codes, strong landlord laws and conservative judges in eviction court.

It's interesting because of the low start up capital and potential for higher returns.

Most of the stuff you can get at Home Depot or Lowes and get it the next day, so no delays once you decide on something. 

Low or no down, seller financing and low or no interest with a balloon payment later is the holy grail (location, building condition, market also matter but it sounds like you have all that).

@Bonnie Low I was not including debt as I want to know how a cash buyer would look at the deal.

The low purchase price, combined with an established market demand, made this an ideal transaction for a fast turnaround and profitable outcome.

You might be able to find a lower price point per unit than I’m at but it’s a LOT MORE WORK to have low quality properties as opposed to nicer ones.

I'll see if I can use some of this because I get almost no Airbnb bookings unless I drop price way low.

Usually of the home requires major repairs it may require a HML "hard money loan" then you refinance in 6 months on the new ARV.DSCR is also not a great avenue for low loan amounts because all loans under $125K will take a rate hit and the minimums are usually $125k after down payment with some going down to $100K Min.

Believe it or not there are still a few "old-school" counties but those are few and far between and the volume is low.