What kind of professional knows about tax abatement incentives, systems development credits, etc?

20% down on that kind of loan with a min. of 660 credit score.

I would recommend reading a few books like Millionaire Real Estate Investor, Rich Dad Poor Dad, etc...Yes, the D.C. area is very expensive.

As David points to, the rich play a different game than the poor. 

Also you can always pull out a line of credit against buildings that have a strong equity balance if you need to tap it for liquidity. 

I have good credit and had been approved for 203b/k loans for sfh so that is not an issue. 

I've listened to about 15 bigger pockets podcasts, read the ultimate beginners guide, read "Rich Dad, Poor Dad" and "Money Master the Game" by Tony Robbins as a start to my REI/financial education.

I can recommend a couple credit unions in NC that would be good to use, one of which doesn't charge closing costs. 

Sometimes you want to improve your credit score needing some time to get it up there.

The people receiving section 8 aren't necessarily 'shady'-- they are poor.You will not be able to run low income properties like you would run properties rented to high income/high credit score tenants.