I'm very proud of my New Orleans property; it will be tough for me to sell it one day.

I'm not sure if anyone knows anyone in Roanoke that would be willing to be the 2nd witness (we have one as he is visiting family) the bank and UPS said they cant use their employees to witness it. 

Wow, that’s a tough spot, and it really sounds like you tried your best to meet them halfway.

Quote from @Kevin Robert Highgate: The ability to invest in property and replace your W2 income quickly is tough.

I'm wondering how anyone does it in this area, or maybe I just have not been looking for long enough.I really would like to purchase in my area as it would be my first rental property, and I am most familiar with the northern VA area If this is not to be, I also am wondering what markets nearby would be better.I’m also in Fairfax County, and you’re absolutely right: Fairfax County and much of Northern VA are tough markets for cash flow, especially starting out without a substantial down payment.

I do not think enough coverage is going to the people who are fighting this fight -that job is tough and a big uphill battle to fight these fires. 

That is, banks that are connected enough to have, umm, “fewer regulatory issues” and ex-employees or soon-to-be employees “regulating” them.

The West Cola/Cayce stuff I could see being popular with University students or medical employees. 

What started as a promising BRRRR ended with us making the tough decision to sell at a loss after an unexpected disaster.The Numbers:Sold for: +$230KPurchase Price: $115KClosing Costs: $3KRehab Costs: $105K ($49K original rehab, $56K additional repairs due to the car crash)Holding Costs: $31K (12 months)Selling Costs: $16KInsurance Claim Recovery: +$25KNet Income: - $16KWhat Happened:This was supposed to be a BRRRR.

Often times, they are priced at market and makes it tough to get deals done with agents.