I've seen lot rents from $150 per month for low end trailer park trash, $350 to $450 for higher end parks depending on the amenities offered.

City proper has been on 5 year bear market completely unrelated to anything political, the suburbs have been adding inventory since the summer but are still very low but any measure and have actually gotten tighter the last few month, while I am open to the idea these cuts could eventually have some effect on the market, about 20% of the dc area is federal employees, let’s say the federal government cut the work force 25% which would be huge, that’s 5% of the population, but a good number of those people are either two income households where one person works in the private and/or the person being laid can go get a similar job in the provide sector l, the percentage of households who would be forced to sell thier house over this is likely in very low single digits.

Hi @Briley RoeNice to hear that you made the first step in investing.Looking at the deals, I would need more information, but per the data that you have, the Cap Rate is within a good acceptable amount.Cash on cash is low, but depending on the area that you are the appreciation will catch up.

You capture the paydown, appreciation, and low payment.

My point is that there are plenty of motivated participants at this price point even if the gross commission is low.  

Biggest lesson would be to have refinanced when interest rates were low and locked in a fixed rate for longer terms without a balloon payment!

I agree with many of @Alan Asriants' points, especially when considering OOS Sec. 8 investing.A lower price point or smaller investment doesn't always mean low risk.House-hacking locally could be a better transition depending on your goals and situation.

I certainly know that future years the expenses won't remain that low, but wouldn't that be a reality on a property that has a lot of recent improvements?  

If you're locked in at a low interest rate, it might be worth keeping.

With most products their is a place where this makes sense, but in my experience there is only 1 with this product Right Way = Pretty low credit score and cannot qualify for a traditional loan to access the equity and you need the cash fast Wrong Way = Any other reason than the above.