PG

I should also add you might want to consider pg, Howard or as county around the bases, much cheaper entry point, have a friend who’s has alot of success around there.

I'm a novice, but I was curious to see what multi-unit properties are available in PG county and at least based on Redfin, I didn't see any "multi-family" units. 

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.