If you need to stay in DC for employment than I would recommend house hacking something, although I'm not sure how far 50k will take you there.

For example, population growth, employment rates, rent-to-price ratio, rental demand, etc. 

It's really simple; when ya don't know what to do or how to do it HIRE and employ those who do. 

Let's just say compliance officers have a hard enough time educating their employers about compliance, so educating investors who don't already know about it, nearly impossible.  

However, I have found trails of information on the internet and FHA-type websites indicating if you relocate due to work, that you are not bound by the 1-year rule once you begin at your new place of employment.

Multifamily mindset has recruited students from all walks of life such as teachers, medical doctors, veterans, real estate agents, business men, and I was included into a group (multifamily mindset encourages students to form groups) and one of them is a veteran who is divorced, has kids to support, not employed during that time, got a loan of $40,000 for the tuition.

Moreover, I would recommend prioritizing a W2 position over 1099 self-employment/sales for two reasons.

I'd definitely recommend considering the Columbus OH market - it's got strong macroeconomics with major employers coming in and developing here, steady population and job growth, and prices that still make sense for cash flow.

;however, my issue is that I dont have good credit and since im self employed I make.very little income. 

I strongly recommend consulting with an employment attorney—search for one in the area where the business is operating.