My properties are primarily in Arvada, CO, but I have a pulse on the market of regulatory environments throughout the state since I am almost entirely niched to STR investors in my business.

That is what I did in another market to get comfortable.

And it needs 40k in work and the ARV is 55k.Project cost = 50k - 60kARV = 55kThere's no profit margin for a lender to feel comfortable even thinking about a loan.The problem with these micro price points is that almost no lender wants to even be bothered with them.I always tell people if you have 30k, then you can do a low price point deal in a market from Pittsburgh to Indy. 

Ultimately, Lawton could be appealing to cash-flow-focused investors comfortable with high-risk, high-reward environments and looking to leverage a reliable rental base tied to Fort Sill.

Get out of your comfort zone.

The larger unit will have higher maintenance/cap ex even with coastal environments being harsh on some items.I suspect your expense estimates are far too low especially if you kept the BP calculator default percentages.  

Once you're comfortable, house hacking and BRRRR are great next steps.

However, you can be more comfortable with your offer if you can have your GCs do a walkthrough and provide total rehab estimate prior to making your offer.

In my opinion, you should hone in on what asset class you're comfortable with and just focus on that.

- bet your "mobile homes" are more comfortable huh !!