Also, don't complain about your offer not being accepted - just submit a better one or walk away - the seller doesn't care about anything other than how long its been on the market and how close to ask you are.

.$8,000 would likely go away in closing costs.

Buying an out of state rental property from a realtor, wholesaler or off facebook or zillow etc as opposed to from an operation or turnkey provider who has an active, substancial, and effective boots on the ground team or teams to support you after you close on the sale. 

My main goal is to find something relatively close to the DMV area but without the DMV price tag.

Our offers include clauses allowing us to do our due diligence before closing and protect Earnest Money Deposit (EMD).

But after working with him, I realized he was very systematic and mostly cared about closing deals without much care for the client's long term needs.Here’s an example: I had a $10K escrow with the seller—$5K due upfront and $5K after the inspection.

I'd find a sweet deal close it and see if you can get another one after that. 

In terms of other factors, I'm not sure there's a lot because I did have some people express interest in filling out an application before, and I actually got really close with one potential tenant, but it was because of the alcohol policy that he ultimately decided to back out.

There are not a lot of comps and sales as of now but more are being built so time will tell with your ROE.

It's probably going to mean paying points at closing, a high rate, and a serious pre-payment penalty (like 5 years).