You need to ensure you have positive cash flow and you just won't find it in the D.C. area; it's too expensive and the rents don't come anywhere close to covering the expenses.

just to ensure that I am mitigating my risk and ensuring they will pay for it.I appreciate all your help

My background in construction gives me fairly high confidence on the Rehab numbers, but I also know about the typical overages. 

Below is a screenshot of what HUD's view is of Greenville NC's Fair Market Rents.

I would also run the addresses through the enforcement database and ensure that there is no pending demo order or some other insidious board of health issue. 

I don’t know her money situation but it’s fair to say if she can continue to pay 1,200 in rent and afford to continue to pay the utilities along with iphone car payment and satellite tv then she can pay another 50 a month to uphold her responsibilities in the lease by hiring a local teenager to cut the grass  .

K fairly new to this website but been investing for over 30 years.

Visit area a couple of time to ensure this meets your criteria as an area to invest in!

Actually, your question is fairly simple. 

That could be construed as indirectly discriminating against certain protected classes under fair housing laws.