Under Eye Concealer

I need some serious under eye help! This happens every single time I try and apply concealer under my eye. I’m sure it’s an issue with how I’m prepping my skin but I don’t know where to go from here. I’ll list my normal steps down below:

1. Rinse my face with water

2. Apply skinfix barrier balancing water cream to whole face

3. Apply Trader Joe’s Invisible gel formula sunscreen to whole face

4. Apply Kulfi serum primer to whole face (including under eyes)

5. Apply a tiny amount of tower28 concealer to under eyes (and other areas) with a concealer brush

What do I need to add or take away from this routine to fix this issue? My under eyes never look this patchy until I put makeup on. Thanks for the help!