Baltimore or PG county are doable.

There are going to lend you at probably 80% LTC (loan to cost) rather than 90% in PG or DC.

I'll admit to not reading most of the 11 pg thread but you mentioned 70% all in would be a home run.

If you are looking to wholesale, Id suggest PG county and DC east of the park.

Many homes in the Seattle area are getting 50-60 offers and buyers are getting sweet-talked into paying $300k+ above asking price and waiving all contingencies after spending a 15 minute time window at the house, because all the slots to view the home get booked up and there isn't an opportunity to even do a pre-inspection even if the buyer wanted to. 

I'd charge ~$1000 a slot for Jan-May (8-10 people), then short term the rest of the time.I wouldn't self manage, so I get the point on unique, well designed, charming places being a priority.

Looks like you will be spending 30k - 40k out of pocket anyways, which, combined with some private money, might be enough to do a good old fashioned BRRRR in PG county and generate better returns.

Most of clients purchase in or near DC  - DC, PG County and Montgomery County.  

would like to learn at the next available slot ... thanks in advance

investor - not the crazy type to PG loans and such, just slow and steady, and i work with some other investors on different projects in construction and websites.i consider myself more of an entrepreneur, then just a real estate "investor".and i'm also getting my real estate sales license.