So as far as my search went the options are:- condos (but the high condo fee scares me and also kills any cash flow)- the townhouses - they also have HOA, and the ones that have good school ratings are higher than what Id like to spend- sfh is out of the question on this price range, even though MD has some , but they all in neighborhoods that look not so nice- The affordable areas have bad schools and I was told by agents to stay away - such as PG county, Woodbridge, Manassas, I'm thinking here that with 5 % down I would never have cash flow, specially if I move out.

I believe it's typical for arbitragers to start that way and then switch to No PG after they have a proven track record and substantial cashflow.

@J Scott Nevermind - found it on pg 17Final Budget

Haha, being in PG County, I know the feeling.

Their stories often make it seem as easy as dropping a quarter into a slot machine that always pays out.Perhaps you'd consider partnering with someone who would willingly rehab the properties you find in order to add value.

ThanksI didn't realize that some parks had waiting lists. would you usually aim for a certain demographic when filling the empty slots? 

Solid tenant base.Down side is the PG County Council just implemented pretty harsh rent control.

Then it sends you a separate text message from a different number with a 2 hour time slot, like the one I mentioned above which for me said "2:00pm to 4:00pm" - very vague and very misleading. 

For little towns right now, there are a few permit slots in Nehalem and Seaside for the moment. 

I grew up in Columbia and have house hacked in both PG county and Baltimore, and it worked well in both locations.