For the next deal, I will research how to re-use my VA loan (I just crossed my year mark from using on my primary residence in PG county!)

The townhome my friends have purchased is in Maryland, PG county, in a rather ritzy neighborhood.

DC area ratios are roughly 0.5% in DC and Arlington. 0.6% in Montgomery and Fairfax Counties. 0.66% im PG County.

With particular knowledge on the lobbying in DC, Montgomery County (That is the DC areas largest jurisdiction) and PG County, there was nearly no support on the side of STR rentals and overwhelmingly citizens wanted them heavily regulated.

What are the best ways to generate motivated seller leads in the DMV/PG County Maryland area?

In case anyone wasn't aware, Providence's new regulations on AirBnB and other short-term rentals will go into effect November 30th, 2019.See the short-term rentals page in the City's Planning department website for a human-readable explanation of the changes (complete with flow chart), or the actual ordinances here (defined on pg 20 as "The occupancy or use, for a fee, of all or portions of a dwelling unit by anyone other than the owner for a period of fewer than 28 consecutive calendar days", but the regulations are on pgs 102-103).

I have been searching around for 2-4 plexes in the DMV area (mostly Montgomery and PG Counties).

I'm new to RE investing but not new to the PG County area.

Most wholesalers are sourcing their properties more so in DC and PG county. 

My assumption is that it may be lessy risky in the DMV; however, it's very difficult to achieve the return rates needed to compound your money over and over in order to build a large portfolio.I'm familiar with PG county and have heard of Frederick & Baltimore county.