What Parts of DC Area Aren't Tapped out for Newbie Flippers?

[Chase C.]

Hi, BP Members.

Long time lurker, first time poster here.  My brother and I want to team up to flip houses, and we have about 85K in cash to leverage to get started.  We thought we'd start in the DC area because that's where I live. Alternatively, we could do Houston, because that's where he lives.

At any rate, I met with a real estate agent today is was very discouraging about flipping prospects because buying distressed/undervalued properties in the DC area is so competitive that it's usually hard to turn a profit unless you're a realtor or a general contractor (thereby cutting one of your major costs). I have good contacts that could do some things at a discount and sell me materials at wholesale prices. But ultimately, I'm wondering if there are any areas in the Washington/Arlington/Alexandria areas where one can still find properties that can sell at a profit after rehab. If not, is the BRRR still an option?

Any tips or advice would be appreciated.

Thanks all.