a lot of people will poo poo this, but I also live in a market where cash flow is low, property taxes are high and properties are expensive (which is a relative term).

I understand different people have different risk profiles.

I am on the other side of the bridge in Virginia - there is a good amount of DC area people here on BP

You also want to go to real estate investor meetups to get reps with people who do what you want to do.

When you say you want to prioritize cash flow over equity, you want to watch out for people honing in on that and selling you "good cash flow" deals which will be in D neighborhoods and will come with high capital expenditures and harder tenancies.

What we have learned is that most people avoid these properties entirely, which allows us to purchase them at a significant discount.

They can also make sure that your case is scheduled promptly because again, they know people and know how to get things done within the judicial system, which can be confusing on a good day. 

I’m going to take a big hit getting rid of it but it’s been a complete disaster since I bought it in October of 2023.

🤔 Anyway my point is you need to surround yourself with likeminded people.  

See what a difference it will make for people to know you have 13 years in.