You don't want to add insult to injury by offering to buy their house off the bat including offering to do a Subto. 

Reno, on the other hand in the heart of the West, offers a more consistent track record-just what you want for peace of mind in your investments.Key Points:1) Reno is holding its own with solid occupancy rates for multifamily properties.2) Across the West, occupancy is more consistent, and Reno fits right into this pattern.3) For a balanced approach to investment, Reno’s stability is worth considering.For those San Francisco, Sacramento, San Jose, Los Angeles investors looking at the big picture, Reno is a smart choice.Source: Freddie Mac Multifamily 

Looking for a company that offer similar guarantee in the DMV.

For rent stock not rent controlled, the rent should exceed rent control limits (i.e. will be more than $200/month).In March, we had an offer on a property with a value add of an ADU (We pulled out during DD because of an risk with the value add). 

I would still search and see what you can find on the MLS that meets your buy box, but make an offer 60 or 70% of the ARV.

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The 70% rule is indeed a common guideline used to evaluate BRRRR deals, ensuring that you can potentially pull most of your money out on refinance.When lenders offer DSCR (Debt Service Coverage Ratio) loans at 75% LTV (Loan-to-Value), it can change your analysis slightly.

Seller Concessions Rules: Sellers can offer concessions through MLS (like buyer closing costs), but it cannot specify buyer agent compensation.

If you think about AirBnB, it essentially acts as an escrow - a guest may book months in advanced and pay at booking, but the funds are not released to you until after check in.I would love landlords perspective from this community on if you would be open to using a trustworthy third party tool that offered this same service (ie. tenants pay whatever your deposit is to this escrow account, then 24 hours after check in it is sent to you).

Ideally I would want him to drive by the home, snap some pictures of outside/inside problem areas to give me ANY idea of repairs expected before an offer is put it.