@Eric Johnson - If your rate is good, you could consider doing a "subject to" deal where the person buying gives you a cash infusion for the right to own one of those properties. 

As far as you saying you don't know if it's in an HOA, it likely is, given how you described it and that shouldn't be hard for you to figure out just by looking at a Google Earth map (sometimes the name of the community will appear), or pay a local person off Craigslist to go drive it and find out the community name, take pictures of the lot, etc. 

Have you ever noticed that people can send you a picture of themselves and then when you see them in person you think they look a way different?

While I do not invest personally in OKC I work with a lot of folks who do.

It seems like if I could put together 3-4 people who are interested in the same deal, and get them to pool their capital together on a flip, you would lower the per-person risk, you would allow more investors to enter the market. 

I personally don't mess around with landlording and loans any more.

@Munjal Adhvaryuare you able to travel in person to your target market to build a team and look at properties?

What's the best credit union in Atlanta to help with funding deals with a personal loan and build a long term relationship?

Call the city development person and see if you can find out what is driving the growth and if they expect it to continue.Maybe it is a great bedroom city and lots of people commuting to Birmingham?

Cash flow not primary focus for at least another 10 years but rather asset value growth but would not want negative cash flow.Anti-Goal: Not risk personal assets, no stressful work, not very handy to do much work myself.What I am looking for:1.