@Mark Spidellfrom podcast 156 fame is active in Tulsa, you might want to reach out to him.I would think that you would have a difficult time getting funding from a traditional bank since you just lost your W2 income, but your wife should be able to qualify on her own to get you started.

I did did a lease options partial rehab to flip, and ended up spending $5k more in repairs and items that "came up" after the tenant moved in. 

I really appreciate you taking the time to itemize all of those different expenses.

Bronzeville, Hyde Park, Bridgeport are all traditionally great South side neighborhoods.

Sounds like you understand construction so get a good feel for needs (roof, porch, etc) and just build out in excel the aglow over time and when you need the big capex spend for these items.

The reasons are the same as item 1 and 2 above.

A traditional agent will want you to make offers that are going to be accepted, an investor agent is willing to make offers that are most likely to get rejected. 

My wife and I have a discover card that we use for gas and some other items and we pay it off each month.

He picks out of 7-10 "common" rehab category cost items (replacing carpet, painting, etc.) , for different trim levels.  2).

I'd assess the state of his apartment, deduct any damaged items with a full accounting of how you spent the money - which is your obligation as a landlord - then send any remaining money back to him.