We share your sentiment and excited outcome!

Your post didn't give any visibility to your having done any of your own research beyond seeing a lot of properties for sale, so I would certainly echo the sentiment that you should put in some deeper investigation.

I tend to agree with the sentiment that you don't need a wealth advisor (and I am one!).

If these are things your CPA is unfamiliar with, I would echo some of the sentiments that you may want to find a different CPA or one that is more focused on real estate investments. 

My sentiments exactly!

So the filter is no longer market sentiment, but the actual financial barrier entry.Josh Dorkin has been hammering cash flow as the main criteria, if not the only criteria, based on his own experiences in CA.

I think that sums up most of the sentiment here.

That reality kind of proves the OP original sentiment, their are some slimy investors/realtors out there, that will absolutely sell you some land locked swamp parcel and be totally OK with it because they did all the legal, legal, legal....let alone, all the other questionable "legal" things that are  more ethical grey area than the swamp land example.

This advice could get the LL sued as I know of no jurisdiction where it is legal to charge the tenant for normal wear and tear.It is also why there is an anti-LL sentiment and terms like slumlord.Terrible advice because it is illegal, but it is also morally wrong. 

As a landlord, my preference is a small dog whose bark is disturbing the other tenants or the area in general,  but I wanted to get y'alls perspective on the sentiment concerning ESAs in DC.Aside from the above we've started our apartment search so any recommendations would be appreciated.