@Ben Syzek with $50k, you're probably looking at a property with a total cost (purchase price + reno) around $250k.

if there is appreciation, but you wouldn’t sell your current home tax free and buy a neighboring home to rent out, (There by raising your cost basis for additional depreciation and lower capital gains tax.) then it probably doesn’t make a good rental property. . 

This idea dc is a company town isn’t really true & the company isn’t going out of business, 20% of the workforce is federal government, if they cut 25% of the federal workforce it would be 5% of the region and of course the vast majority are of these people would get jobs in the private sector, not to mention the government will probably have to rely more heavily on government contractors to fill gaps where the cut.

@Eric Huntermark Unless you're already independently wealthy, a conventional loan product (assuming this = bank/credit union loan), is going to probably be less attractive for you and most banks/credit unions don't lend to flippers.

Wholesalers (no offense to those in the comments) who are doing this without being a foreign entity are probably co-wholesaling which is on the borderline and practically acting as an agent without a license or getting referral fees by having actual wholesalers on the ground doing deals and they just provide the leads which is different than wholesaling.

Soft close on all cabinetry (think thats probably pretty standard in most areas now), dimmers on all light switches, mood lighting in kitchen, and cased windows rather than drywall returns.

So she’d probably want 9%. 

If you don’t, Facebook will figure it out and probably deny your ad and it will never run.

There's obviously quite a bit of diligence that comes after such as who the key principles are and their credentials/track record (both balance sheet and experience), the underlying real estate and thesis behind the investment & tax prep and audit procedures but as a general rule of thumb if the investor can't get past the first part which is understanding what they are investing in, passive investing is probably not for that individual. 

They have probably already been there.