This example, principle $ 92,xxx, 10 year term at 10 percent interest.

This is exactly my read on the situation.

I seriously am not just making a post to crap on Lawton, and my experience was over a decade ago, but I just picked up a client from Oklahoma today that said: "Yikes, sorry you got Fort Sill, Lawton is the armpit of this state."

Outside of this, it’s been difficult to even figure out where to find reliable contractors in my area.

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However, this seems unlikely given the current high interest rates.I don't anticipate significant interest rate fluctuations for the next 6 to 9 months.

If your paying out of pocket I would suggest considering using a construction loan.

I am looking for a house inspector who goes into every tiny details that need attention and uses a good reporting tool to look at the issues.

Thanks for posting this. 

I recommend you read this article on OOS investing.