Getting Started in DC with $100k

[Max Tedford]

I'm a relatively new RE investor that's looking to up my game. I've owned one rental property in DC previously that performed okay for me, but not great, and I think I can do better going forward (mainly thanks to this community and various forms of self-education). So far, DC seems to be one of the least forgiving markets for cash-flowing rental properties, and I'm not keen on the idea of speculating for appreciation, so I'm really curious what the hivemind thinks: if you were based in the DC area and had, say, a $100k bankroll, what would you do and/or how would you start?

One thing to note: While I'm not dead-set on investing locally here in DC, much of the advice I read/hear on BP and elsewhere suggests that relative newbies should stick to the market they know until they get their feet under them. I'd be happy to hear advice/success stories to the contrary, if going out-of-market early on has worked out for others.

Many thanks in advance for any/all feedback!