It's a commission driven industry with minimal ethical oversight.

So, with minimal cashflow and minimal appreciation, you'd need to make your money in equity via an aggressive purchase.Personally, if I have to put 25% of my own money down AND also do a lot of the rehab work myself, AND the property won't cashflow much, AND the property won't appreciate much, I would want a bigger spread.

The LLC will minimize your exposure.So the real question is: what are you willing to risk?

This minimizes risk and establishes a robust foundation for your investment journey.

Wanting to minimize cap gains?

They're minimally leveraged, if at all so they may actually make a couple of bucks a year, but they're buying on speculation. 

Since I am a busy professional, I currently focus on turnkey or properties with minimal upfront repair costs/time. 

Prioritizing market knowledge and buyer preferences minimizes risks and maximizes success.

This was a minimal concession, but I still thought the deal was good enough that i didn't want to walk away and let someone else have it. 

I think the risk here is minimal.