They have a HELOC of ~$60kNumbers:Comps suggest ~$199.5/sqft (max 2,020 sqft)Estimated ARV: $335k (based on comps)Potential rent: $1,975-$2,000/monthQuestion: Do these numbers seem reasonable for the Braselton market?

We are real-estate investors from CA & trying to pick an OOS market with Tulsa (stable economy and future outlook, modest appreciation & reasonable cash-flow).We heard from family/friends about new construction duplexes around the Tulsa metro targeting investors. 

Hard money loans are a great option for off-market properties, but that is a whole other world that I may not suggest for someone just starting off unless you have some rock solid mentorship. 

Purchase price: $176,000 Cash invested: $80,000 Off-Market Deal in Southern Orchards that was found through cold-calling.

There is no secret sauce to getting/finding properties other than what is already told out there in the real estate market - 50% bootstrapping 50% luck - same as finding a great wholesale deal.

@Vic ReddyThey can try and negotiate but if they have substantial assets the lender is aware of it and will go after themI get the sense there is more to this story - for example in some jurisdictions they require older buildings to be updated by a specific date which is usually years in advance.

"High demand area" and "off market deal" are red flags for newbies!

What is the apartment/rental market like... you know the drill.Good luck. 

I’m in 3rd-4th tier markets and am doing well.

Either go to local real estate oriented meet-ups or post in FB groups that are for real estate in different Colorado markets.