Even after finding a qualifying building, if you can use the new 5% down program you may find less resistance to your offers since sellers often don't want to deal with the additional inspection.

I'd be patient, keep looking, inspecting, and making offers that work for you.  

These accounts offer tax advantages and can be a powerful tool for long-term wealth building.Focus on Education and Networking: Continue to educate yourself about real estate investing and personal finance.

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). 

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 

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

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

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.

Sustainable real estate practices are reshaping the industry, offering a blueprint for environmentally responsible and socially conscious development.

Hardly anyone offers it and if they do either generic national companies or small ones that aren't marketed very well...