I live in Herndon, VA, and by that criteria I'm looking at towns and cities like Fredericksburg and Winchester VA, Martinsburg WV, and PG, Anne Arundel county and Baltimore MD.

To find cash Flowing Properties you need to move to either middle income or lower income areas, like PG county or Baltimore. 

I recently went back and sorted that spreadsheet by asking price, and then graphed the gross and simplified net rents, and it looks like this: So you can see that the cheapest condo I looked at in a C neighborhood in PG County was priced at about $50,000, while the most expensive SFRs or town houses in decent school districts that I looked at in Germantown MD was priced just under $350,000. 

Every county is different... in PG county the last I checked you can have up to 5 unrelated occupants.

I am eager to learn and take my initial steps into this new business and I will appreciate any information that can help me find my first rehab.Thanks in advance for your time and information.Flipping is primarily possible in PG County, DC, and Alexandria.

I showed them the HCD handbook, pg 18.  

Business credit cards with a personal guarantee (PG) will only report to your personal credit if you default.

Even on all the first loans I did over the years I had PG's on every single one of them..

Montgomery County you will be limited to 120 days per year, PG county 90 days per year.

@Derek, What if the equity is injected (there is no silent seller carry as per bank guidelines) and borrower gives a personal loan after closing and uses a PG as collateral for that personal loan?