What I'm looking for is getting something establishing a relationship with a bank that can immediately refinance a rehab project without a long wait time.  

Now let's see how your projections play out against real life!

Looking for full service contractors to manage the project fro start to completion.

However, an buyers agent does help when negotiating and does save you a lot of time when you are doing multiple projects a month. 

My strategy would be to hold onto this property for 20 years while my parents receive the income and then cash out when the market is right.Rent: 8% gross salesCap Rate: 6%Base Term on rents: 11 years with 3 10 year options.In my projections I'm assuming sales increase 1% a year below 3.5% inflation.Using this conservative assumption IRR is close to 9.5% over 20 years (assuming an exit value with 7% cap).Does this sound like a good investment strategy?

I have some projects in OKC that I want some help on..  5 or six homes ready to go and be listed.. and 4 or 5 to be finished up.need top flight representation.. this could lead to long term relationship.referrals welcome please

Just remember this, action=results, MASSIVE ACTION=MASSIVE RESULTS.

You're interested in lending your funds on fix and flip projects?

BTW I passed on these properties at $400K about 2 years ago; I should have purchased them then but I had other projects going.I show PITI at $2227. 

@Oren Elbaz , you mentioned amenities and renovations.How about finding the projects you can do well, and narrowing your niche by targeting properties that need your strengths.