Make certain with your underwriting of the deal that your new property cash flows any loan used to purchase it.

Been trying multiple sites or softwares like dealio, crexi, zillow  in finding the best deals.

I'd also remind them of things to do to keep it cooler in the unit (open windows in the evening-if it is safe to do so, and early morning to let in cooler air and let how air out) and keep curtains or blinds closed to avoid sunlight coming into the unit (ie when sun is shining on that part of the building).

It's better to buy what we call "Ugly Inventory" to then close renovate and borrow off the new ARV.

When in a Seller financing deals (with subto - hybrid) asked you to put some down payment and there is not other way to close a deal with him, where we can find private money for the down payment? 

Make sure to walk the neighborhood and property before you close on deals 3.

Does anyone have a recommendation for a tool where I can filter properties based on a CoC minimum?  Mashvisor does it, but the usability quickly breaks down. Thanks.

Cash flow isn't what it used to be in Oklahoma City but there are still good deals here and there.

Also, who or what profession would help me look at an opportunity to understand if its a good deal or not?  

That should be the analysis you do in order to get comfortable with the deal.