They believe that the higher cash flow is safety...when that is 100% the opposite of reality.

The current median home price in Oklahoma City is ~$135 which is proving to be the biggest barrier to entry.My model is based on $85,000 basis (Assumed 60k purchase & 25k rehab), with $110,000+ ARV, & a rent to value of >.9%.

If you can find quality working class rental property that gets you a 10-cap, it cash flows more, giving you a bigger margin of safety against your leverage and changes in the market.

I like my cake a la mode.

If it's not friable it's not considered a safety hazard.

In other words, the Solo gives you all the benefits of a Checkbook control IRA with a bunch of other safety nets included.

One time you get flagged for something stupid an minor, but they completely miss a huge safety issue. 

It is no easy task acting as your own GC if you don’t have experience, that said, I did my first that way and learned a ton, and although I made a great profit on my first, I did so in a market I really could not lose in at that time.If you go as your own GC, make sure you learn all the ropes from building and safety as far as what they require and what they need from you, make sure you have a real estate attorney go over all your sub contractor agreements and make sure you hire licensed subs.

That area is pretty hot - I am wondering if you could use the model I have heard others talk about on BP of renting by the room and make the numbers work?

@Femi Ibrahim I know this is not answering any of your questions as you seem to be in panic mode.