I work for the consumer direct division at my company so we’re primarily competing with online lenders, and most of them (our company included) offer float downs when there is a 125bp+ improvement during the process and there’s a risk of losing the loan.

I'm learning a ton of information, but how did you get from consuming real estate information to ending up in your first deal? 

Real estate is not an efficient market and it is more time consuming than other investments, so there will always be opportunity for those who are willing to roll up their sleeves. 

It seems like DC’s rent control ordinance allows for minimal increases justified by increased CPI (Consumer Price Index).

Kredit Karma scores or any consumer driven credit score model will always be different than the FICO model that lenders use.

We are moving more money with fewer properties. 

Winter is a great time to buy here as there are fewer buyers and sellers are more motivated. 

Don't take on any consumer debt auto loans, credit cards etc.

High job growth [minus the 500k fewer reported, but employment numbers are so skewed anyways hard to really tell but the top down metric they use is 50 year low regardless so someone is working and spending - thats what our economy is is all about.]Interest rates keep trending lower again - This just boosted affordability.

Also, there is a free ebook on bigger pockets about self managing your own property and there is also one you can purchase by Brandon Turner called “The Book on Managing Rental Properties: A Proven System for Finding, Screening, and Managing Tenants with Fewer Headaches and Maximum Profits”.