I have a home based business.

I am a realtor based out of the Raleigh area and love helping home buyers whether as an investor of if you’re looking for your forever home!

Sure, my 401K (which has now been converted to an IRA due to employment change) will come back eventually but I'm not getting the benefit of the monthly rental income it it was invested in a rental property.I do realize that I may have periods where I won't have a tenant or will have to cover some property damage but I feel like I'd rather take that risk than watching my IRA lose 20% in a matter of months.BTW I use property management companies to handle my rentals.

Contact Hospitals/Government Bases/Companies directlySection 8/HUD (LTR)

My guess is, based on the discretion you offered, you're probably looking at a commercial loan product.

While friends' opinions can offer insights, trust your own judgment based on personal familiarity and research.

@Devan WilsonThe nearest local lender to Oklahoma City with a physical office that has done a 203k in the past year is based out of Lawton, OK.This means that you will most likely be relying on larger national lenders for your 203k loan. 

Does anyone have good experience with cold callers and where they're based out of?

There relationships are based upon an unequal teacher/pupil dynamic that is not helpful to either party. 

My initial reaction, especially based on your desire to cash flow immediately and non confidence in the area, is to pass on this deal, but we can chat more privately.