I tried in Jacksonville but even the experienced investment realtors were telling me "If you can get $300 a month in net income, your doing great!"

I’ve already realized how much there is to know, and I’m grateful for spaces like this where experienced investors share their wisdom.Right now, I’m working on getting a better understanding of T-12s (Trailing Twelve-Month Financial Statements).

My point is even some experienced operators doing more extensive/sophisticated value adds are struggling in this market. 

Many experienced investors adapt by targeting deals with slightly higher percentages up to 75-80% while carefully analyzing potential risks and margins.

Nothing wrong with partnerships - I have used one to scale way faster than I would have on my own because he brought skills I didn’t have - but if you can do a deal on your own first to get a better understanding of the entire process it may help you identify what you need from a partner and what types of things should be in the operating agreement.As for the operating agreement, be sure you sit down with an experienced attorney who will help go over the dozens of scenarios that may come up and how you would like to handle them. 

Experienced investors and newbies alike stand to benefit.Will meet once per month to start. 

Some of those Maryland/DC pages will have experienced investors that can point you in the right direction for local lenders.Hope some of that helps.  

Risky too compared to just holding stocks or bonds.I'm not even worth that much money so I have to ask the more experienced and successful investors on this forum: what keeps you going?

“Money goes where money is treated best.”Your future ability to attain and maintain financial freedom depends on the city where you invest.Investment TeamAn essential location selection criterion is an experienced local investment team.

From experience, proper planning, strong insurance coverage, and networking with experienced investors are key to making the most of an LLC for your investments.Good luck!