Frozen Custard

[preretirementfun]

Hello, I just joined today. For sometime now I've been wanting to open a business and my wife and I have come to enjoy Frozen Custard. Ice Cream of course too. I've looked at a few franchises but to be honest I'd like to move from 53 into retirement with my own business and without royalties. My jobs have moved us around to big cities and we want to get closer to family soon and a more rural life. Does anyone have thoughts about a small town (10 to 20K) frozen custard or ice cream shop. I'd like to be independent, keep costs down maybe own the building, community based or a small walk up shop with parking lot. Not looking to have 20 employees or sell huge volume but grow and market to my desires. What percentage of revenue could I expect to keep in my pocket net? I've spoken to a few custard franchisees with rent of $3500.00 a month and I"m not looking to do that. Min. overhead, good product, clean, downtown maybe, walk up, closed Dec, to March, or do coffee etc. I've work in finance with small businesses for years so I undertand the ropes but have never been on the other side.
Any tips, thoughts on this. Can I make a living? Not looking for 100k but need to get to around 50k to make it happen. Would not have much overhead. Start small and fund it mostly upfront without huge rent or loans. I know it's location, location but small midwest towns offer nice opportunities now on buildings and locations. Anyone out there tried this with custard or ice cream. I appreciate and need your advice, knowledge and suggestions.
Thanks
Mike