It's hard for anyone to determine if 50% of the workers will live in Va, 20% will live in DC, or 30% in MD.  

That being said, without knowing "there" development, it is hard to speculate as to what are appropriate rate of returns. 

I would say do a combination of Hard money loans and private money loans then Refi to the credit union and local bank terms.

What you are expressing IMO is the market, and how hard it is to CF with a 10% down.

Real estate markets all over the country are HOT and when they're hot, finding good deals is very hard.

They then have another realization that “sweat equity” is actually hard and requires tools, time, and a know-how in order to do the job right.When you’re under contract you’ll come up with a scope of work and budget, submit it for approval to the lender, and you’ll be able to make draws once you’ve closed and started the project.

Hello,I had originally purchased a property using hard money to fix and flip however now that I see how much development is happening in the area, I want to keep it for myself.

With the high occupancy rates of San Diego, the income thresholds have not made any of our units hard to rent. 

@Chanoch MollerHave you looked into hard money lenders?

@Jason DiClemente Parents did the due diligence and they confirmed it was healthy and in control...hard to shoot down their judgement given their years of experience and how conservative they are!