I'm in ATL and on the list (some we signed up some we didn't) of over a dozen wholesalers. 

Here are some links:https://selling-guide.fanniemae.com/Underwriting-Property-Projects/Appraisal-Requirements/Appraisal-Report-Assessment/Improvements/1069008161/What-is-included-in-the-square-footage-calculation-for-gross-living-area.htmyour Florida room if heated and cooled meets the requirements to be included in the GLA.The room must be heated and available for year-round use.The room must be finished to the same degree as the rest of the home.The room must be accepted in the market.

But from my perspective, if I am new and inexperienced (and willing to learn) what difference does location make, in assessing risk?

There are a half a dozen cash flowing metropolitan areas (that come to mind) with small multi families, and DC ain’t it.

@Austin Palacios great answers, I agree with that assessment!

We have used several wholesellers to buy over a dozen properties in last eitheen months. 

Kris Natschke closed a few dozen investment loans for our Team in Metro Detroit each month.

I have purchased a couple dozen properties since then and currently have 11 rental doors.

Those of you that do rehabs on several dozen units at a time, where do you buy your material?

The HOA rates for the area are very high though with a 1bd being ~$400 and a 3bd going up from $600-800 / month.I've seen a lot of mixed reviews on this area from "Its very hard to break even due to the high costs and special assessments" to "I bought a place here for 50k 3 years ago and am making a killing" so I'm trying to find out if it is actually worth it.