I've been looking for a 4-plex in a good school district, so that I can live in one of the units and still get the 3.5% down FHA loan.

As in, 3 100k properties becomes 1 300k note and then you've essentially reset the counter. 

You essentially have no leverage since they can continue to foreclose on the property unless you pay the Final Judgement amount.  

It essentially is through partnerships with individuals who can secure mortgages.  

If you have an option and have to evict, justice court will not allow an eviction but will refer you to district court.

My first purchase was a 100 year old duplex home in a historic district.

Don't buy in an HOA" is not really an option for me, as those of you know that live in the area, a very large percentage of homes in the area are in HOAs, and I want a condo not an SFR, it is essentially a given that a condo in that area is going  to be in an HOA.

The people and information are great and I spend as much time as possible getting essentially a free education.  

Are you focused solely on DC or are you interested in the other cities surrounding the District, such as in Northern VA?

I was considering buying a bare lot to essentially "speculate" on, and was trying to find ways to put some type of livable structure (or RV?