Property has low maintenance ratio due to the recent improvements done at the property (common areas and many of the interior of the units).

On a related note, is it clear what would constitute a project/renovation vs. routine maintenance and is that spelled out in your agreement?

There will be some giant surprises to many there when you have to start paying engineers for frequent evaluations and making the structural repairs required.   

However, if the $500/mo does not include maintenance, vacancy, capex, and property management, then it probably actually makes your cash flow negative.

Documenting upgrades, renovations, or investments in maintenance can provide evidence to support a lower valuation.

My PM specifically holds $400 to handle minor maintenance requests if there arise and replenish the $400 with the next rent payment. 

Virginia has passed a law saying wholesalers are required to have a real estate license.

even with a lower purchase price that's probably 1/3 of DC's they still mostly still don't work - rents not high enough, too much deferred maintenance, not in the right location, or all of the above. 

Fair Housing law requires you accept the child, whether naturally born or adopted.

The rural one required 35% down.