The office does have a 24hr drop slot.

I would think PG county or Baltimore would have good opportunities for you and they are an easy drive. 

DC and PG county both offer the opportunity to make a return by improving the property 

That goes back to folks only reading the exciting stories of someone coming across a property where the owner just wants to dump it for next to nothing (which is awesome), but setting their expectations that this is the way it is every time.With the requirements some people present to me, like they only want properties that are 40% under fmv, no rehab needed, huge cap rate, and cash flowing in a class A area, they are essentially asking for slot machine jackpot returns with bank account risk levels.

The business owner does not want to pay for the sign but would be willing to pay monthly rent for a time slot on a digital sign. 

If you are lucky enough to have a friend willing to back you financially then your deal would NEED to look like this:  1) The two of you start an LLC (ownership split is up to you two; really up to him as he has the cash)2) The LLC buys the property with 25% down in cash (no less than)3) Expect both players to PG the entire note (this means full credit pulls and financial disclosure)  4) Terms and rates determined by the lenderSorry but that's just how things are done.

I learned slot in those 3 years:-)

He should have leases, bills, and costs to prove expenses once you do your numbers then your know your cash flow as far as equity in my opinion it's great if I ever make any honestly I don't care because it cash flows like a slot machine.

Here is an overview of PG County residential zoning:http://www.mncppc.org/855/Residential-Zones

There are plenty of non-flood zone areas, and I've done a couple of nice flips there:https://www.facebook.com/CopelandMorgan/posts/9486...https://www.facebook.com/pg/CopelandMorgan/photos/...