I think making it more generic and less custom is the safer bet.

Wholesaling is a tough game out here but if you are interested I can connect you with someone who can lay it all out for you. 

For me it was tough to find a deal worth investing in, but I got lucky finding someone willing to offload his portfolio who was tired of doing it.

I'm wondering how anyone does it in this area, or maybe I just have not been looking for long enough.I really would like to purchase in my area as it would be my first rental property, and I am most familiar with the northern VA area If this is not to be, I also am wondering what markets nearby would be better.I’m also in Fairfax County, and you’re absolutely right: Fairfax County and much of Northern VA are tough markets for cash flow, especially starting out without a substantial down payment.

As long  the tenants pay the rent each month, increasing their rent will be very tough and getting them to leave will be extremely tough. 

Westside of Chicago is tough to make new construction work.It might be a brick veneer around the framing 

it's actually tough to find cash flowing deals anywhere right now. 

Quote from @William Dorrough: I currently either purchase and value add large scale multifamily properties or develop, and build ground up my issue with scaling is we have done this without brining in investors i have a great deal flow with a good track record im really looking to do more i have the capacity but have the need for more capital in one way or another  Scaling without investors can be tough, especially in multifamily.

Otherwise, you may need to replace a water service (13-15k), electrical service (10-15k) and upgrade wiring (This is a tough one, but maybe an additional 8-15k inside).

My past clients were in a tough spot and needed to sell asap.