@Mark Ainley,I am jumping on bandwagon for attorneys, especially those who are familiar with buying on terms, like lease/purchase, sub2, and owner financing.I used your formula for projecting section 8 rents given to me at last Mid West Real Estate Summit and it was spot on-thanks!.

Taking this approach seems like it will put me at a pretty serious disadvantage compared to other investors though - primarily from a volume perspective (i.e. investors closing 5, 10, or 15 deals a year would command more attention/preferential treatment than I would,  closing only 1 deal a year). 

I will be putting down 10% and he’s going to hold a note of about $30K for me at 3%.

I will be putting down 10% and he’s going to hold a note of about $30K for me at 3%.

Here's a list of the presenters, so you have some names at the county offices: Eric Brescia of the Arlington Housing Commission  Allison Cook, Commercial Fast Track and Residential Plan Review Supervisor, Inspection Services Division; Community Planning, Housing and Development  Blake Bowen, Associate Planner (Assistant to the Zoning Administrator), Arlington County Government | DCPHD, Zoning DivisionAnd a link to their presentation:https://arlingtonva.s3.amazonaws.com/wp-content/up...

Call me at 555-5555".

I did not say cook them a meal  and serve them tea (@Thomas S.. ) It very well may turn out you need to evict them for being jackasses, BUT that is a cost. 

The HOA is run by some savvy investors who see the value in keeping costs down; the chefs have to eat their own cooking. 

If  you ever need any help underwriting or looking at any deals on this side of the country, feel free to message me at anytime as I shop large apartment communities every weekend and would love to help out.

In terms of the commercial spots, you may want to go down the "gentry" checklist to see what's not in the area:Coffee ShopCraft Beer Place"Artisanal" Bistro - Think grassfed meat sandwiches and avocado toastFood Truck ParkCrossfit (or derivation thereof) GymBakery or CupcakeryBicycle Repair ShopHipster Hair SalonBoutique Clothing/Craft/Candle ShopShared office space with strong Wi-Fi, a keurig machine and some free weights (ala Mr.