@Ned Carey thanks for the info, I have been reading a lot of the free stuff online but my plan was to try to get a list and go to the court house and look at the files to see what info was in them and see if there where any other folks that are in line for the overages but I have a friend who works in the PG County court house so I will be talking to her today about it....thanks.

Publication 527 Pg. 16.

@Chris Mason  no loans are all in an LLC name with me as PG

If the underwriting is following Fannie Mae guidelines, then this section applies: B2-3-01, General Property Eligibility; Property Requirements (pg. 273): The mortgaged premises must beresidential in nature as defined by the characteristics of the property and surrounding market area (see B4-1.3-03, Neighborhood Section of the Appraisal Report) ...suitable for year-round use.Seems like you should be Okay. https://www.fanniemae.com/content/guide/sel041514.pdf

I will also start looking into Cobb County as well.I do plan to make a couple more trips to identify sub divisions and other things like how to get tenants before I start to invest.You are definately right there are some parts of PG county/DC that are similar to Georgia where you can pick up 30k houses and others where if you leave your car too long it might be gone by the time you turn around.

Right now my husband and I are trying to build a business line of credit for our company (see my signature below) but it takes so long especially when you have bad personal fico scores and trying to do without the PG.

Can you offer any tips or guidance or even companies that do not look for PG when first starting out?

(PG County doesnt allow ADUs at all)

PG is more close to me, so I'll look into that.I prefer move-in ready, but don't mind some rehab costs as long as the deal is good.

It can be done in SE DC and PG county but it seems like your buyer will just think you're trying to cut corners, even if it's more expensive to restore something vs. replacing it.Once you find that market where a true resortation is desired then you just run it like a normal rehab deal plugging in your costs for renovation.