It seems like I need to check further away from the DMV area.My feelings are if you want “cash flow” you should buy a bond (I really like the tips rate right now) there is next to no reason to buy real estate for cash flow, if you are going to buy you should buy with appreciation in mind, which is not to say that’s the route I’d go, I’ve been liquidating properties to put in stocks and money market funds over the last few years and u just did the math and I’ve come out well ahead, but just to say there are arguments for stocks/bonds, there are arguments for levered appreciation, but the cap rates pretty much anywhere aren’t worth it vs an inflation protected bond, especially since a 3/rd of inflation is real estate anywhere, you could get “cash flow” and inflation protection much easier through a tips.

You do want to order early in the sale before items start going out of stock. 

I can "cash flow" more from my stocks/index funds and high yield savings account with far less stress. 

I just did the math and it was obviously better than stock account retirement.

There are alot of risks using your heloc and you need to understand how you will make the monthly payments for the heloc AND how you plan to pay off the principle of the heloc.

REITS and stocks are passive and real estate is active. 

But one of the biggest things about being a good investor whether real estate or stocks is to let what you want to happen, effect your predictions of what will happen I think a lot of people especially not from the area genuinely are upset about how wealthy the dc area and hope it’s get brought to its knees but that doesn’t necessarily mean it will happen just because people want it to.  

My point being, having a reliable team here is a must.Dialing in on what class neighborhood and what kind of property you want is as key as your metrics, especially given that much of our housing stock is ~125 years old --- at least in the city.

The “training” provided by the guru program lacks teaching of real estate principles, real estate finance and real estate law.  

One size does not fit all and I wouldn't take much stock in any advice stating that housing assistance tenants are better or worse as a whole.