If I was intent on buying right now I’d have three criteria (one of which is gonna be extremely hard to find in nova and hard but maybe slightly easier in dc, pg and parts of moco) 1.

I don't think you have to use specific contractors to complete the work, you only have to use a 203k consultant - pg. 386/1009 There is no specific time frame that repairs must be completed in a 203k loan.

The leasing agent is taking 3 weeks to qualify a candidate - so I’d probably have to wait another month to fill this slot (or change leasing agents).

I am looking for investment opportunities within the PG county and Baltimore city areas.

Just went through a FHA in AZ.Much easier then a 50 pg. conventional appraisal.As long as things are what they should be ,you should be fine,but what really caught my attention was what Larry said about the "90 day Rule" being only 60 days.

The minimum you should have in this slot is $150.  

I have found a 16 space RV park with 20 mobile home slots, a live in 3br/2ba home, 10 bedroom hotel w/ laundry facility and last but not least it comes with 20 canoe and kayaks for guest rental.  

PG County and DC are the 2 locations in the metro area where the most flipping occurs. 

I don't think I'll find them in Montgomery county for example, and at first glance PG doesn't seem better than the neighborhoods in Baltimore I'd invest in.

Total return through principal paydown, tax savings and cash flow were about 182%.My real estate strategy is clear:Acquire real estate properties that cash flow on 10 and 15 yr mortgages (I already have all my 30 yr slots taken)Acquire real estate in good areas (accomplished with this Collierville property)Acquire real estate to save on Federal TaxesUse 30 yr mortgages to support shorter term mortgages with lower cash flowOnce 10 yr mortgages get paid off, start paying off the oldest 15 yr mortgagesKeep acquiring properties to save on taxes as deprecation schedule is being accelerated At some point, with enough paid for homes, start paying myselfThat is why the 182% return is so important.