Their fees and interest rates were high, but they had the least restrictive approval terms from what I gathered.

This restrictive definition can pose challenges for co-living arrangements, which may involve unrelated individuals sharing a dwelling.

Especially since Covid, there are more restrictions on look-back periods for evictions etc (in some jurisdictions). 

Zoning and Regulations: Even with SB-9, there are some restrictions, especially regarding fire hazard zones or environmental issues.2.

I don't think the HOA can restrict what a tenant does within their own unit (the lease can), they can prevent activities in common areas.

Deed restrictions tied to a mortgage can be tricky to remove, but it’s not impossible.

This allows you to access funds while keeping your existing mortgages intact.Second Mortgage: Explore lenders who offer second-position loans on investment properties, though rates will be higher.Cash-Out HELOC : While traditional banks often restrict HELOCs on non-owner-occupied properties, some portfolio or private lenders may offer HELOCs for investors.With $15-20K in liquid funds, look for deals where you can negotiate terms:Seller Financing: Negotiate lower down payments or interest-only periods.Subject-To Financing: Assume the seller’s existing mortgage while covering the down payment.Lease-to-Own: Lock in the purchase price while using rental income to build equity.

You Can Only Have 35 Non-Accredited InvestorsRule 506(b) allows an unlimited number of accredited investors but restricts you to only 35 non-accredited investors.However, there’s a catch:Non-accredited investors must be financially sophisticated.They must have enough experience to evaluate the investment risks.From the SEC:“Securities may not be sold to more than 35 non-accredited investors… [who] must meet the legal standard of having sufficient knowledge and experience in financial and business matters to be capable of evaluating the merits and risks of the prospective investment.”If you’re planning to include non-accredited investors, make sure they qualify—or you could be violating SEC rules.3.

Also there is limited housing stock in and near dc because dc has height limits and the majority of the area is not densely zoned it's like any market - some areas are hot some not so much.

Additionally, FHA usually isn't the strongest type of financing and sellers don't like it as much because there's a lot more financing restrictions and the house needs to be pretty much turnkey.