Also there's alot of major problems and distress in aggressively structured multifamily deals (i.e. high leverage, floating rate debt instead of fixed, etc).

For instance, Iḿ sure in Congress Heights DC, you could get a property that is in distress; add value and accurately break even or lose a small amount for a short lived, precise degree of time.

In a high priced market like ours, off market distress, vacants and tired out of state land lords is the way to go!   

Most of them are distressed in some way, due to the low equity. 

Distressed properties listed on market for $195k, price reduced to $179k, getting an email from a wholesaler who has it listed for $158k... so clearly it's worth a lot less.

I plan to purchase either a distressed MFH, or a distressed SFH with an ADU, a potential ADU conversion (shed, garage, separate suite, etc.), or the potential for sqft to be efficiently added during the rehab (screened porch, carport, concrete patio area, etc.).

Fix and Flip Loan/BridgeThis short term loan is good for acquiring distressed or turnkey ready properties quickly.

There are ways to find distressed owners with equity, I talk to them everyday, but few of them are willing to give a large chunk of their equity away when they can just list it and sell it on MLS in a few weeks.

If you bought a distressed property, lived in it and rehabbed it, it could possibly make sense. 

I bought this property from a company that buys distressed properties, rehabs them to prepare them for rent, and then sells them to a buyer.