Would you say that it has minimal effect or a significant effect for a higher end SFR in the $700k range in Irving park?

My approach going forward is to use both creative financing and forced appreciation to minimize my invested cash.As I look to expand in the Edmond/OKC area, I find myself pouring over public records, direct mailing local investor-owners, reaching out to listing agents, etc.

I agree that if someone doesn't want to put the minimal work into running their business and you can make them more money since you are taking care of business then it is money well spent for them. 

I would like to know what I should say to the people I'm cold calling, so as to minimize my chances of this happening again.

Is there a method for doing so with minimal to no capital ?

@Krysten SimmonsYou are not a lost cause, at all.You can absolutely buy houses with zero or bad credit and with minimal money down (closing costs). 

This should minimize someone expecting other that what you have.

. $7,500 and payments around $800 monthly.Finally, I have minimal data on home sales.

@Sam Bromano, I would recommend that you get as long as a term as you can get in regards to your debt, just in case you can't refi (minimizing your risk).

I am having a difficult time getting comps even with currently available listings. however, some with the bigger named stores/chains are in the 4-6 cap rate and they look like they have minimal deferred maintenance.