Besides the moral implications, as a pragmatic matter creating and exploiting this sort of inefficiency in my observation over the years is neither scaleable nor long term sustainable.

Unfortunately, based on my research and observation, Reston is currently not a good place to invest if you are looking to cash flow.

I'm always ready to diversify myself by observing what's happening in other markets eg: Birmingham, Kansas City, and Jacksonville.

Just trying to look, listen, and observe right now. 

My cash flow will be in the negatives but from my observations on the market I estimate I will be able to break even on mortgage in 1-2 years.

One was located in the right rear section while the other was in the left rear section.PlumbingSome of the hose spigots were inoperable and this should be corrected.The hall bathroom tub was slow to drain and should be cleared by a plumber.ElectricThere was a double tap observed inside each main electrical panel that should be further evaluated and separated by an electrician.The kitchen outlet(s) were not GFCI protected and should be updated.

Some initial advice/observations would be:-The cap rates here are on the low side.

I provide them my insight and observations pro bono because a - they are both tax clients and one of them is a personal friend and b - they are both a source of referrals for me as they will often tell such folks that they must file amended returns to show real income in order to get a loan.  

But just so you understand the issues in question, in order to enjoy the liability protections that come from having an LLC, you need to observe the appropriate formalities.  

One observation that i did find interesting among SFR buy and holders who are multi-millionaires is that a very small percentage of their networth is allocated to the stock market.