If I assemble my own lists from the property appraiser data, it will be infinitely cheaper.

I don't know Tulsa, but if it is like most markets, there are a ton of sub-markets, some of which are in much higher demand than others ... you have to pay up to get into those in demand sub-markets on the "right side of the tracks" but in my experience you usually get what you pay for and a great deal in a great neighborhood will outperform over the long haul with infinitely fewer headaches.

At your stage, invest in yourself and find a way to earn while you learn (return on sweat for now, return on investment later) ... no downside risk and infinite upside potential ... that will put you in a real solid place in the future on where and how to invest to max your profits while insulating yourself from any reasonable downside risk the market may throw at you along the way.

The property has been fully painted (grey), baseboards have been stained, the storage shelf between the kitchen and living room has been removed to allow for bar stools to be placed under the overhanging bar  and a new carpet has been installed since this picture was taken.

The second is actually much harder than the first, but they are both infinitely easier than spotting a crash in the short term before it happens with any sort of precision.

I like the idea of going with off the shelf cabinets at Lowe's or Home Depot but worry a good realtor would sniff them out as being a low end upgrade since they're mainly particle board.

I'm not in the Bay Area and have used the BRRR strategy once and soon to be a 2nd time (waiting on seasoning) so my return on initial investment is infinite even though I have about 90k in trapped equity in the first house.  

I personally in vested in one were my IRR is going to be 30% plus apr.. these are top shelf operators and the public is open to invest with them.. 

What this has caused is a very wide spread real estate market with pockets spread out everywhere.There is a shelf in the city at about 250K which you will see a big jump in the months of inventory.

To me, debt isn't cash and if it can be leveraged, yet the project still cash flow, isn't that the definition of infinite cash on cash return?