Because most properties in our area and in our personal budget are cookie cutters with HOA, it makes it hard to look for Airbnb or rental potential.

That's not rigged.  

I expect that for residential “cookie cutter” SFR sales, the agent would make much less difference.  

Foreclosure deals are never cookie-cutter.

Appraisals can easily vary by 20% on all but “cookie cutter” type real estate.   

Don't want cookie cutter design and I want someone reliable who can troubleshoot and solve problems effectively.  

Unless you have a cookie cutter deal, high downpayment with killer credit and a nice 1.25 DSCR, you will likely be in the high 6s at par

BUT even if the tenants are working in oil and gas the big thing to take home is that OKC is mostly based in servicing the machines, companies, and rigs.. we service the mechanism that pumps the oil and gas.

There are many things that were rigged up to get the owner by but not a long term fix, if it's 100+ years old you can imagine how many DIY/patch jobs have been done. 

There are hundreds of hard money lenders out there, ultimately I'd work with someone who has time to focus on ensuring you get a tailored mortgage instead of a cookie cutter solution.