That HOA is a killer for sure.

Put down fertilizer and weed killer.  

Honestly no, margins generally get even worse at lower price points, not trying to be a dream killer, I just know so many agents just make crap up or just haven’t flipped so they don’t understand the numbers involved, it’s near impossible to find anything I do a few hours a day everyday in 15 counties looking for deals on the mls, through wholesalers etc & I haven’t bought anything in over two years.

Not every state requires it so they may not have one thats not a deal killer but if they are go to NMLS public look up very easy  you can see history of the company and loan agents.4.

Who is giving out killer rates right now on jumbo loans?

The HOAs are a killer.

I know you said they're occupied currently but should that change the 16 hour round trip to show your unit is going to be killer. 

So now when the capital killer event arrives they try like hell to bail themselves out of the mistake. 

Great question 1)  tenant is a serial killer (or similar 2) tenant is psycho and tries to sue me personally thinking I may settle and avoid litigation fees.

Not trying to be a dream killer but there is simply no money to be made in the D.C. no cash flow, no margins to flip, labor either to flip or just hold a property is insane, the money was made years ago, even going forward I see limited appreciation, investing is HARD everyone these days but to the extent there is money to be made you have to go to places that haven’t popped yet.