You can look into the fix and flip route.

Do the math on that and we will see that the carriers are not profitable and they also arent charity.

I made some really good connections and now the rest is history. 

For cash flow, I'd recommend checking out the Triad (Greensboro, Winston-Salem, High Point) or Fayetteville in NC and Sumter and Florence in SC. 

Also, co-living situations or top performing short-term rentals can produce a pretty high cash on cash return but again they are pretty active with a high turnover of tenants and guests unless you find someone else to manage them and then you are usually paying a good portion of the profits to the manager.But let's say that you have a job and are not interested in fixing and flipping or a high turnover type of investment and you would rather be a more passive investor.

Hi Brian, welcome to the BP community! 

Wich goes back to my comment to the initial poster. people who want to buy homes in DC and top markets like that are the ones saying BRRR is impossible right now.

Ensure the state provides a clear title upon sale.

Also, with a VA assumable, if the one assuming the loan is not a veteran, then the seller (veteran) entitlement will still be tied up in that property.

You're in the right place to learn about real estate investing.