That's why I'm looking at alternative strategies. 

Flip-n-sells as an alternative to a refinance the first few deals is not a bad idea either.

Networking events are great as they attract local investors but there is not that many now due to COVID.

Non-arms length deals often cloud investment decisions...Honest and direct question -- if they want to sell it, "so they can fund other investments", that means they've come to the conclusion that more attractive IRR is elsewhere. 

Please be sure to select a Solo 401k plan provider which allows you to take a loan and will prepare the required 401k loan documents.The repayment terms are equal monthly/quarterly payments (as you prefer) of principal and interest (e.g. prime + 1%) spread over a 5 year term (or longer if you will use the loan to purchase your primary residence).There are no prepayment penalties and no restrictions on what you can do with the proceeds of the 401k loan.Please note that you are obligated to pay back their 401k (regardless of the performance of your real estate investment).As an alternative to taking the loan, you could even purchase the investment property directly using funds in your Solo 401k (assuming you select a Solo 401k plan provider which allows you to invest in real estate).

Then your choices will be to find alternate lending sources as you've mentioned or finding properties in the range your lenders say.

On top of this the tenant who was doing this work for me has given notice to vacate.I'm trying to think of the best solution going forward to keep it all running smoothly and all I've come up with as an alternative is:Every tenant is responsible for their own garbage/recycling including taking it to the curb.

also I see Home inspection course is around $5k, so just wondering if somebody knows if I have some cheaper alternate?

Hi @Neil Quinn, a cheaper alternative will be to buy a house in Arlington County and build an ADU within it.

The way I have attracted most of these lenders has been through posting on BiggerPockets and through my meetups.