So I'm trying to minimize things I have to do here and people have given lots of good suggestions here on how I can do that.

I removed a wall that separated the kitchen and living areas, converted from a 1.5 bath to a 2 full bath, new water heater, new HVAC, foundation repaired, paint, doors, fixtures, appliances, granite, cabinets, landscaped original wood floors/stained dark walnut, painted inside and out, new sod/landscaping....basically everything but a new roof.

Then the tenant will have time to clean/repair certain items to minimize any security deposit deductions.

I was able to buy low, put minimal amount of rehab work into it and increased the value by over $100,00.

What you really need to know is how to identify the best professionals for your team.A good accountant could have guided you through the remodel process to maximize repairs and minimize improvements. 

I wanted to know if you can use a hard money lender to buy a foreclosure that needs minimal to no rehab?

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.