So if I spend $40k buying, $65k rehab, I'm all in $105k plus/minus holding costs and unexpected issues.

This caught me a little by surprise.  

When the defendant (my ex-tenant) didn't pay me after losing the small claims case (surprise surprise), I went back to court and filed a Writ of Execution to begin the process of enforcing the judgment. 

I had this issue when my washer died on me unexpectedly about a year ago.

You'd be surprised how helpful they can be if you are nice (and maybe get the right person).

I am always surprised at how many people are looking in the winter.

We already own 4+ units in DC so we truly understand doing business as a landlord in DC, especially when it comes to rental units etc.It was my instinct that DC's rules would probably be more challenging than Section 8, that is why I was surprised about seeing somewhere yesterday that it took 12 months to remove a unit from the Section Rolls.

If the former, I wouldn't worry about it, but make sure that your offer either includes an inspection contingency or a general purpose option period during which you can back out for minimal cost should you find surprises.

no surprises here, I'm sure but for information, Property direct America has closed down and is now saying they will comment no further as the case is with their lawyers.

You would be surprised at how bad some people need work right now and how cheap they will work for.