Scroll to the end for the TLDR.5 years ago I was working 15 hours a day, 6 days a week managing a restaurant in the DC area. 

I am not familiar with the WA markets but just some ideas.Cheers,Art

My niece is a say at home mom academic systems designer (masters in math & comp sci) for a company out of DC.

Silver Spring, Rockville and DC are my preferred areas.

Thanks Wayne, yes and mostly in Oak Point area:) there was a fixer upper property w/a separate guest house i found on the MLS 6 months ago, someone made a cash offer within 2 days it was posted, lol!

We're located in Washington State so we'll be out of state investors.

You are willing to put them back in so you can close (can't close w/ a vanilla mortgage without toilets!)

@Jack Medford to be honest, I don't care much at the moment about where I can start as long as I can gain some capital or cash flow to start with, because WA area is pretty expensive to start or to have cash flow.  

Speculation, but I bet a true HML @ 13% and 3 points w/ a 3 year prepayment penalty wouldn't have an issue.

Has anyone sold a property in DC to a buyer using the HPAP program?