Hey guys-outside of Wichita does any other town in the state has a decent cash flow? 

If it adds $100K of value then the initial negavie equity is $100K.Now for the cash flow, $200K for $1800 rent is not going to produce decent cash flow with ADU financing. 

Use your 5k and find a decent 1-bedroom condo and put it on AirBNB. 

Maintain good business practices an carry a decent insurance company.

PITI is currently $600, so decent margin.

In light of that did the developers wind up getting a pretty decent deal out of this after they took a big risk on a property with crazy restrictive zoning and no clear path forward prior to purchase?

Elkgrove-> Has decent new builts , rentals are less but builders are not ready to bargainRosevilee -> This has 3 pockets.   

I already had my own business, some cash, lines of credit and a solid contractor as a partner which is how I have grown my portfolio so aggressively over the past few years.Unfortunately, $8k is not going to get you very far despite the promises of no money down investing.

So I'm always able to offer a lower rates and fees and still make a decent living.

You'll need at least 125-150 doors to make a decent living, but you won't be able to afford much help.