While not impossible, you'll be paying a much higher interest rate for the loan than with 20%+ down and also you're likely paying some points or splitting the profit if for resale. 

The third, I think I will break even or small profit, but it will be on the longer end of the hold, like 7+ yrs overall.I have not had any additional capital calls.

They just aren't that profitable.  

Buy a property to live in, fix it up, then sell it later for a profit.

Ok so this would be profitable for a potential investor if you seller financed.

They want something with a profitable recourse would be my guess. 

Selim, first of all, congratulations on a profitable flip!

Hey Jonathan,I found contractors through refferals and facebook groups, those contractors were great but they are not experienced in new construction; plus with me being out of state it would be ideal for me to hire a GC, instead of sub hiring ( i dont have time for that being far away),I am switching from rentals and fix and flips due to there's just more profit when doing new construction, and way more deals!

I know a lot of folks that started with 1 or 2 properties that they bought from A turnkey rental seller and then went on their own, after all, purchasing and owning A rental property is the real experience it is far more hands on then any course your listen or video youll ever watch, so for someone that has the funds and is eager to learn the real way, and is okay to not make his full top profit of their first few investment properties it would be an idea for them to start with A turnkey seller.But as mentioned here, it definitely comes with A certain price tag, although for some starters they can pay up even more when they start on their own, and with A turnkey seller they'll actually save money.It all depends on the investors capabilities, experience, guts, funds avail, time (if you got they full time job besides real estate) etc...

Let me tell you, there's nothing quite like the feeling of closing that deal and realizing that you've made it happen.As investors experience the profitability of our deals, they become more than just satisfied partners.