The latter seems like it could be a smart start in an expensive DC / Northern VA market.

Hard money is my obvious last choice due to the high cost.

You are obviously smart enough to know that you can "back into" your #'s using mortgage calculators to determine your rates.

So I don't think your con is really a con just a business choice that may be the most prudent one.

And heck, I WANT to lend my $$ to people to earn a higher rate of return, but saving $$ is certainly my first choice for the world..

@Shone Freeman,@Amos M.is one smart individual and definitely a calculated risk taker.

Agent was smart in listing at lowball price in an area w/comps in 225k range then asking for H & B within 4 days.  

Now, I've only been in "the game" for a few months, and have nothing more to show than some book smarts and a lot of "no's" from the leads I've come across.

Your time here will be well spent.Your profile is empty and there is no mention of a specific REI area of interest, so, I added the below links from three of the most popular niches for your selection of one or all.https://www.biggerpockets.com/renewsblog/2015/01/31/ultimate-beginners-guide-real-estate-wholesaling-2/ (Ultimate beginners guide to wholesaling)http://www.biggerpockets.com/renewsblog/2014/01/07/flipping-houses/ (step by step guide to flips) http://www.biggerpockets.com/renewsblog/2013/02/22/buying-rental-property/ (how to buy a rental property)Now that you have made the move, below are some links that will help with the navigation of the site. http://www.biggerpockets.com/startherehttp://www.biggerpockets.com/meethttps://www.biggerpockets.com/alertsHow to Use @Mentions on BiggerPocketshttps://www.biggerpockets.com/ruleshttps://www.biggerpockets.com/termshttps://www.biggerpockets.com/inviteshttps://www.biggerpockets.com/perkshttps://www.biggerpockets.com/forums/categorieshttps://www.biggerpockets.com/courses/a-beginners-introduction-to-real-estate-investing (video courses)https://www.biggerpockets.com/real-estate-investing (Ultimate beginner's guide to REI)Before your 1st purchase, please ensure you visit the below link for some tips.https://www.biggerpockets.com/renewsblog/2014/12/19/real-estate-investing-success-smart-tips/REI books suggested by BPershttps://www.biggerpockets.com/renewsblog/2015/11/13/7-real-estate-books-beginner-investors/(7 absolute must read books for beginner REIs)http://www.biggerpockets.com/renewsblog/2013/04/14/best-real-estate-books/?

James,Welcome to the best choice you've made!