It's in negative population growth territory but has so little new supply that it experiences strong rent growth in a lot of markets.

If you delead, and maintain the standard, you will be in the clear.Here's the law (emphasis added by me):460.100: Duty of Owner(s) of Residential Premises (B) Whenever any residential premises containing dangerous levels of lead in paint, plaster or other accessible structural material undergoes a change of ownership and as a result a child younger than six years old will become or will continue to be a resident therein, the new owner shall have 90 days after becoming the owner to obtain a Letter of Full Compliance or a Letter of Interim Control, except that if a child younger than six years old who is lead poisoned resides therein, the owner shall not be eligible for interim control, unless the Director grants a waiver pursuant to 105 CMR 460.100(A)(3).

If that gain is enough to put you above the flood zone or even reduces the rating, you win.Unless there's something spectacular about the property, I'd be strongly inclined to walk away.

But being that close to WDC and the ever expanding government growth, it seems that long-term price appreciation should be strong notwithstanding it's a bit out in the country. 

Compete with I-buyers with emphasis on being local.If you have a big budget you can do radio, TV and billboards.

Hi Kat, for your first deal I would strongly recommend using the calculator on Bigger Pockets by going to Tools | Fix & Flip.

What if there is a strong potential to want to pull equity out before year 10? 

I would tell her that, as long as she isn't short on rent or caused any major/medium damage since I bought the house and removed all of her belongings (emphasis on removing all of her belongings), I will return her $300 SD within a couple days of her move out.I would be thrilled to give a hoarder 300 bucks to get all their stuff out of a property. 

I would strongly encourage you to find another way to source deals if you're limited on cash.

In California we have Prop 13 that gives owners who have had their homes for many years a strong incentive to stay put.