I have solid credit (780+) but little cash, mediocre W2 income and high household expenses due to some high expensive circumstances that have come into my family’s life.

Because Immigrants, they'll work 3/4 jobs, I know because I am an immigrant household.

So yes, in my area, you need a license.Now, there are plenty of households with 3 unrelated roommates, especially if it's a SFR, because in my area, most SFR are 3 BR's and up.

Since real estate cash flow isn't the primary income in our household, I'm looking for growth (appreciation), with enough income (cash flow) to avoid contributing capital to cover large capex costs, which we have indeed incurred.

DC Metro area....while it seems expensive at first glance, the median household income to median housing price ratio shows that it is a much more affordable area than places like nyc, boston, seattle, LA, Portland, Denver etc.

I'll take anything to help my Household CO understand this opportunity AS I SEE IT!

That's more than your total household annual income.  

Also, when I'm in the seasoning period I'm collecting more rental income.The issue with financing is that I may not be competitive @ 20% down and/or may run into financing issues with either the property or as I accumulate more properties it being more difficult to get the financing on properties 4, 5, 6, etc.Some other things: My wife and I each have a W2 job, household income is ~$200k per year. 

An air pressure test will help detect issues with the domestic water; however, the water lines will need to be disinfected/chlorinated.

@Jeff BensonWhen investigating new markets I look for things likepopulation growth (upward over the last 10 years)Job growth 1% or greaterUnemployment =< national averageper cap income 20KHousehold income 3 times annual rentnumber of households (in comparison to other markets) Favorable government policies (is the local government looking to attract business) Those numbers will give me a sense of the macro market.