The downside of allowing your capital improvement budget dollars to be held in a lender-controlled account.  

Acquisition budget?

Why even entertain lending to them?

Buying down to 5.75% for $4,400 will give you immediate monthly savings and stability, which can be nice for budgeting as a new landlord.

Who walked it and gave you the reno budget ? 

Here’s the quick-and-dirty lowdown to get you started:1️⃣ Where to Look:LoopNet & Crexi: Good for commercial deals, though the best ones go fast.MLS (Multiple Listing Service): Access through a realtor for hidden gems.Auction Sites: Think Auction.com or HUD homes for distressed properties.Direct Mail Campaigns: Target landlords with older properties (especially those with code violations).2️⃣ Systems for Finding Deals (Step-by-Step):Set Your Criteria: Market, budget, unit count, rehab level.Build a Deal Funnel: Use LoopNet, Crexi, wholesalers, auctions, and brokers.Analyze Quickly: Use a property calculator to see if it cash flows.Direct Outreach: Contact sellers or property managers directly.Get Your Network Tight: Property managers, realtors, contractors—they’ll drop the best leads.3️⃣ What Makes a Good Deal:Cash Flow Positive from Day 1.Below Market Value (usually needs rehab).Upside Potential: Think rent increases, better management, or refinancing options.4️⃣ How to Become the Better/Best:Study the Market Like a Hawk.

It's a binary decision if it's in their budget.

And the budget was 15k/bedroom for furnishings.

It’s written explicitly for investors to help them understand rehab projects and budgets.

It’s definitely possible to do a BRRRR in OKC on a budget under $100K, but as you’ve found, the MLS options in that price range can be limited and often include older homes.