There are many lenders that will fund 100% of the rehab with up to 90% of the purchase price without JV. 12% is not reasonable and 4 points are definitely not industry standard. 

I have been employed in the service industry and have done freelance work the past two years.

Typically, that commitment goes both ways, I'm not going to do much work for an investor that I don't have an exclusive agreement signed with.

Pretty flagrantly, too.If a Realtor has a marketing strategy of having an exclusive period on another platform to collect bids, so it hits the main MLS hot and already bid up (or whatever, the exact strategy is irrelevant), they should be allowed to.There should be a competitive marketplace for the good or service in question, no one should be forced to use just one good or service.

I am Navy submarine veteran currently working in the information management industry.

I thought I wanted to go into commercial real estate for a few years after college in order to gain some broad experience and skills within the industry, as well as gaining capital for future investments which is my ultimate goal.

As someone who has always had a passion for real estate, I started off in property management and have been in this industry for three years just to get my feet wet and gain some experience.

The KC area is a diversified economy, so you wouldn't find a mutual fund / ETF that is specific to KC-centric industries.  

Can't do the capital gains exclusion as primary, as I noted "They've been there 4 years" so I'm past the 2/5 year rule, which would only apply if it was a rental for 3 years.

Looking to get my RE License and work part time in the industry.