Single family usually doesn't make much sense from a rent/price ratio in A-B areas unless you are doing a rehab.

PM fees are high, exactly because so much work is required in managing STR.  

Loan Amount: We specify this as a percent of the purchase price.

Tenant buyers that put a high option fee have almost always exercised the option and purchased the property. someone puts 50k towards the option I suspect that has a high potential to convert.. someone that does 10k much less..

DC properties are expensive, but they probably do not hold a candle to the crazy prices in Boston. 

The monthly cost is high, but we currently are cashflow positive about $1,200 a month.

very high risk even I only do them with very specific investors in mind and a plan. we dont flip land we develop every one. 

This can then be used as a negotiation chip in order to lower the price of the property.

hi, did either of you end up working with flooring capital? 

You wouldn't be competitive with the price you stated in your post.