With the amount of you have in savings its feasible for you to house hack a turnkey multifamily in DC and can likely buy down the rate/pay points to lower your monthly payment (if thats what you want to do). 

If you find good enough deals and market them properly, the investors will start coming out of the woodwork to you.10 or 20 wholesale deals is completely feasible for you to do in a year, but also realize you will have to change what you are doing.

So the date & time scenario is not feasible.

The available cash does not include a modest emergency fund or retirement accounts.From some research, it appears I may have these options:- Hard Money Lender (or Private Money Lender)- Construction to permanent loan (not sure on DIY feasibility)- Conventional loan for house, then separate renovation loan or hard money loan just for renovations- FHA/government backed renovation loan (possibly just include "contractor" work in this with minimum down payment and then DIY  the rest with remaining cash)

Is 10-15% return a good/feasible return on flip projects for the business plan and projecting for potential investors?  

At the time, it was the only feasible way to get the financing done, as it was a portfolio lender from a banker I knew well.

Michael,Either one of the scenarios you have describe would work.If the property is not feasible by proximity or investment metrics to live in, the reasonable alternative that would not be in a war zone that could pay for her housing with cash flow would work.What kind of CAP one should expect in A,B or C areas?

It sounds like you have a centralized boiler system at the property in which case you would not be able to- in a financially feasible manner- convert it to tenants paying their own heat.

well you might have something then.. you can also just going into the city or county who has jurisdiction and talk with a planner at the front desk.. they will give you zoning basic answers to density and other red flags they may see. so if it looks feasible then. you want to get with a local Civil or local land planner and or look up who the civil was on the subdivision next door if it was done in the recent past and get a sit with them. they will know whats what

Paying more on monthly payments is the way I knew of it to be done, however, I thought there were different loans structed differently where achieving more equity faster would be feasible.