That's why lots of people with some Money do Flips.

Probably not the right property for a BRRR which I originally was thinking but could potentially be a good flip.

Have you seen any strategies work well in Anacostia (or neighborhoods with similar challenges) other than flipping?

BP has various tools to help you analyze your deals (rentals, flips, wholesale, etc). : https://www.biggerpockets.com/investment-calculators7.

I’m thinking of being active in wholesaling and flipping.  

We are considering long term holds using the BRRRR method focusing on marekts that will be likely to appreciate to reach this goal but have also heard a flip in today's environment may be a better place to start. 

Has any heard of reverse flipping? 

While this isn’t ideal from a transparency perspective, it’s a foreseeable outcome when the regulation doesn’t directly impact flipping economics.The Bottom Line: While AB 968 may promote transparency in theory, its real impact will likely create more complexity and hurdles for sellers of distressed properties and newer market participants rather than significantly altering the business strategies of established flippers.

On the flip side, there is some conditional love at play here that you need to think through. 

A HELOC works like a credit card—you can borrow, repay, and borrow again, making it flexible for ongoing projects like flipping or renovations.