While smaller towns in Kentucky often have lower price points, which means less capital is required, there are limitations to the profitability of these markets.

One, I made a profit; other one, I kinda even out. 

It is not a scam, but you will have a very hard time finding a deal that is worth working with them, and frankly you are going to have to find someone that does not understand at all what their property is worth and get them to accept a super lowball offer to make it worth it. even then their points and fees will eat up so much that getting the 10% down loan will have a much much higher profit margin.

The smaller more nimble banks such as state chartered or regional banks are better able to service you.If the LLC that owns the property is part of a legitimate business, is profitable, then you stand a good chance of securing some kind of funding.

Learn about the Net Operating Income (NOI) and Capitalization Rate (Cap Rate)—these are essential to analyzing the potential profitability of a property.Return on Investment (ROI): There are different ways to calculate ROI in real estate, such as looking at your total return after a sale or assessing your rental income versus initial investment.

@Karen Margrave Im still interested in coming to the meetups that you were organizing.

The more you put in, the more you have to recover before the PCF is actually a profit. 

Despite paying fees, doing a deal and making some profit is better than sitting on the sidelines. 

Reinvest profits, stay patient, and keep building toward replacing your income.

It’s not just about the profit margin or the cap rate; it’s also about building trust in the community.