I rent to traveling refinery contractors. 

Large amount of college students, military, traveling professionals such as nurses, doctors, teachers, etc? 

Does anyone have a recommendation for a property manager in the area that could do nightly rentals or maybe someone who could target groups like traveling nurses, business people on short term contracts or families waiting for their home to be built?

I have the money for the down payment and the rehab, but they will not lend me just a FHA if the house is not habitable.

Turns out after touring the space, that it isn't habitable so my pre-approval for an FHA conventional loan won't work.

I currently live in Utah, but travel to Oklahoma frequently for my day-job.  

But it would be dangerous to underwrite to historical growth rates.So sadly, we probably will end up agreeing to agree, but let’s not make a habit of this or we will lose our infamous semi-fake rivalry. 

If you have to rule out your back yard, pick a city you know, you travel to (family?)

There is also a meetup in Toms River at Baker's Water Street Bar & Grill, if you wanted to travel a little further south.  

You may find that the tenant is looking for motivation to change these habits.