I do see lots of self storage and warehouses going up, so my default assumption would be that the old shopping malls do NOT trade for less than build cost, but it's possible that the marketplace is not perfectly efficient. 

I do see that this comes into effect starting 2025.

That said, your comment is appreciated because I think everyone should approach every mastermind, every seminar, every workshop, every program, and every supposed "guru," with a very healthy dose of cynicism.

I don't know the %, but I would still guess 90% washout or never hit their goals, but I do see some "graduate" and seem to do well long term. 

The low down payment house hack is the way to go.

Here’s why lease options are a game-changer:🔹 Low Risk, High Leverage – Instead of buying a property outright, you lease it with the option to purchase later.

I currently have around 20k cash for a down payment and that is steadily increasing so I want to pull the trigger soon.I'm interested in Fort Wayne for a few reasons:- I have some family in the area (they won't be involved, but have some general knowledge of the area)- Decent schools- Low crime- Airport- Low pricesAny advice or connections are welcome as I am completely new to this.

I've now used it twice.The program requires 10% down, must be a rental, no PMI, and has a very high standard of credit.Last I did it (Summer 2022), my rate landed in the low 5%.  

You are correct in your assumption that it will impact how low they can go on the down payment, though, b/c commissions will need to be paid out of closing costs. 

You also need the operating cash to do rehab.I say this because you mention FHA and low money.