Take your chances.

this is a toughie. hard money specifically is equity-driven, meaning they'll likely want 40%+ down to even entertain the deal. additionally, land without improvements is often very inexpensive (relative to land with improvements), usually pushing below a threshold which makes sense for a hard money lender. if you're not intending to build right away, then i think you'll have the best luck with private money instead of hard money. usually higher leverages than hard money, and more negotiable terms.if you are intending to build on it pretty right away, a ground-up construction loan could work, but those will typically require some ground-up construction experience (on title on other ground-up deals), or an extensive portfolio of heavy rehabs/ rentals/ strong liquidity. those will give you acquisition monies (to buy the land) and build monies (to build the improvements).

Update us on how you are finding the Greater Tulsa market when you get a chance. 

With regards to the hourly conversation, some clients, especially newer investors, can take hours/months through the buying process to the stage of getting something under contract and then through the transaction to closing.

There were three properties that the owner had and I made a pitch to buy all three.

Where are you and where are you buying?

I would happily give away big chunks of equity and/or forego typical syndication fees for the chance to JV with an experienced person on something like what you have just done.  

Hello Shad,I think there is always a time and place for flipping, but I think you build long term wealth with buying rental properties. 

I've done the spreadsheets for a decade and then hired someone to outsource books entirely, I think at 50 to 100 units it makes sense to buy software.

If by some chance you did include that the tenant is responsible to repair, then you should expect that if they break during their stay then the tenant can just buy new ones and take their appliances with when they leave leaving you with a broken appliance that still needs attention upon their departure.