That being said, going forward I wouldn't wave the inspection period unless there were other offers or you knew for sure it was a killer deal. 

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

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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.

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