The thing that would deter me from this location is a background rate of appreciation of 3.12% and low school ratings.

You have to put 5% down vs 3.5% down, rates are usually higher, but if you have strong credit, your PMI cost can be cheaper than that of FHA loans. 

That is, how well did your deal analyzer estimates match the actual rehab costs, holding costs, ARV, and profit?

The market still has relatively low entry points compared to other major cities, making it possible to find multifamily properties like duplexes and triplexes in the price range you’re targeting.

Then the prices lower towards the date and you end up booking at a low price or worse just being vacant.I think manually pricing your STR'S is a much better approach.So many people are looking for the next cool software app to buy a subscription to.

Obviously it will cost money, get some quotes.

With most products their is a place where this makes sense, but in my experience there is only 1 with this product Right Way = Pretty low credit score and cannot qualify for a traditional loan to access the equity and you need the cash fast Wrong Way = Any other reason than the above. 

It would/could be only 15% capital gains tax and yes you could/would deduct all selling costs including commissions and transfer taxes.

City proper has been on 5 year bear market completely unrelated to anything political, the suburbs have been adding inventory since the summer but are still very low but any measure and have actually gotten tighter the last few month, while I am open to the idea these cuts could eventually have some effect on the market, about 20% of the dc area is federal employees, let’s say the federal government cut the work force 25% which would be huge, that’s 5% of the population, but a good number of those people are either two income households where one person works in the private and/or the person being laid can go get a similar job in the provide sector l, the percentage of households who would be forced to sell thier house over this is likely in very low single digits.

With insurance rates going up, best to find areas with the lowest operating cost.