You're not even hitting the 1% rule.

hit me off line for referral..

Hit me up by DM if you want to chat about anything specific.

There were an endless number of steps I had to complete to bring this deal to fruition including building a local team from across the country, putting in many offers, passing on several bad properties, and getting my financing lined up so I could pounce on this opportunity right when it hit the MLS. 

We use that trick + heat tape + heating the unit up here in northern NY. 

I am seeking properties that need work, distressed properties, properties that did not hit the market yet, any other opportunities that cannot be found easily on the MLS.

I own a house in Northern Virginia (Annandale) and have 200k in equity.

If they're filth is bothering you that bad and you can afford the hit financially boot em at the en of their lease. 

Once you have the hit list, contact a few contractors to find out what is their estimate to do the work required.  

If so, that may be a good average over 5 years but you could get hit with a 4k ac unit or worse your first year.