I hold position of safety on fire ground, and although we are talking two extremely different things, I have Learned to appreciate "Risk vs Benefits "In this partnership we balance each other , in all aspects.

Also if your looking for a Realtor to help you find your next buy and hold, I would love to help! 

The issue I have is that I have some credit card debt thats holding me back making it very hard to save for capital for a down payment.

suggestion: buy it for $1 take out a loan for 40k pay off you sister have your mother hold a second for the remainder and become a first after the 40 is paid off.suggestion: take equity out on 1 of your other properties for the 40k and have your mother reassign the 300k loan to you!

Tulsa Market is great for buy & hold investing. check out our next local meet up, you should swing by and meet some local BP members https://www.biggerpockets.com/forums/521/topics/48...

I am mainly into flipping though but I can answer questions about Buy and holds as well (not as well though).

I know two great properties that will be great buy and hold.

Yes it is likely too good to be true and unlicensed in this case is basically paying a random person $5 for his or her opinion that is no better than yours, it will not hold any weight with anyone.  

IE sorry the deal didnt go through, heres a little something to help defray your additional holding costs. 

also i have found that some of the very small towns can be great for buy and hold as there are often not alot of choices for a tenant to pick from so there is plenty of demand when your unit is vacant.