If looking to invest in the NOVA area with 20-25K down, you'll have to look into an owner occupant (house hack) type situation.  

I'm also in a similar position (based in NOVA, buying in DC), so this thread is very helpful.

Myself and a partner are interested in doing a trailer park in Nova Scotia.We need to find the right location and community yet it is on our radar. 

Welcome Peyton, I'm in NoVa, there is an in person meet up group that meets once a month.

Sydney, Nova Scotia comes close.

I'm originally from Los Angeles, California but I've been living in the DMV area for the past 3 years; NoVA and DC. 

I come from Australia so I understand rules and laws will be different.My partner and I are currently looking at investing in an apartment run by a hotel management chain (Ibis, Nova Stargate Hotel, Etc), however the properties hold long term leases.Apart from the BodyCorp fees being higher than normal properties, we feel this is a good strategy to enter into the property market.

Also a timeline for construction docs so I can get bids from multiple builders in the area (still don't have those either).  9-13: ratified contract on the property (5 day contingency - footers)9-18: footers checked and confirmed can hold 2nd story9-20: plat sent over to Architect9-23: initial sit down with new architect to discuss plans10-14:  meet with architect  again - made minor modifications10-15: received partial elevations from architect so we could market coming soon on MLS10-25: Met with Architect and builder to get update on status and quote11-14 meeting today to hopefully confirm final plans and get them submitted for permitting (another 6-8 wks in county zoning and building)Also, would like to develop a growing relationship with an architect in NoVA that understands Arlington County Land Disturbance issues.   

I am over in Nova Scotia.

I live in Nova, and perhaps we can get together and network!