Love seeing the darker painted cabinets! 

Tulsa probably isn't too much different than DFW, and $10K around here will usually get you good rental grade rehab for a house that size, IF the roof, foundation and HVAC are good and you don't have to replace all the appliances & cabinets.  

If cabinets and counter tops represent $15,000 of the total, they can be depreciated over 10 years.  

I want to be able to get a 203k loan and do some of the work myself. work like flooring, tiling, painting, any finish carpentry, possibly drywall work, bathroom/kitchen cabinets, etc...These tasks do not require a license to perform.Is this something i will have to work out with the selected contractor?

I do not check their passports either…they get paid per finished project. kitchen, bathroom etc. so far the system works out well.Gutted bathroom :Install durock, tiles around bath and on the floor, toilet, medicine cabinet, vanity, connect plumbing and paint = $800 labor for finished bathroom.

Total plus sinks, updated cabinets, fixtures, tubs = 6K min.Paint: Everything needs painted inside and exteriour touched up.

Second, many of the tenants fry foods which tends to cause a lot of work in making units rent ready during turnover, and in many cases ruins nearby cabinets.

So we chose that route and repainted, added baseboards, refinished the bathroom cabinets, added granite to the kitchen and bathrooms, added used stainless appliances, and cleaned up the yard and house.

Believe it or not, my WIFE does most of the remodeling (drywall, mud/tape, ceramic tile, cabinet refinishing), while I do the heavy lifting, demolition, and computer work.  

Simple stuff like flooring, cabinets, paint, appliances.