I like starting in the Midwest because it's affordable and offers good cash flow.

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

I have experienced cash flow anywhere from 10-18% with so much more to offer.

you have to have more patience than the people who want to look at 3 properties, make 1 offer, and be done. 

Even after finding a qualifying building, if you can use the new 5% down program you may find less resistance to your offers since sellers often don't want to deal with the additional inspection.

These accounts offer tax advantages and can be a powerful tool for long-term wealth building.Focus on Education and Networking: Continue to educate yourself about real estate investing and personal finance.

You don't want to add insult to injury by offering to buy their house off the bat including offering to do a Subto. 

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 

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.