That is why I am willing to take less of a pay out so I can lose less hair when I get back to shore.

First avoid using quit claim deed, use instead a warranty deed to avoid future title insurance issue.Second, by putting your property in a land trust where you are the initial beneficiary, you would not trigger the due on sale clause (Garn St Germain Act).

Should I pull the trigger on this?

I see to many quick trigger heartless responses on late rent. 

They have boxes in the hallways ( it is a townhouse), toys everywhere, dishes stacked, sometimes some trash outside that I pick up during my lawn care/ inspection times, some trash/hair in the bathroom  I want to give them a chance since I know there is no such thing as perfect tenant and I know I can always rent this place after some fixing up.The other option is not to renew contract but I don’t know for sure if next tenant will be cleaner/ better organized. 

We have thought about pulling the trigger up there because its so inexpensive.

Pull the trigger, but make sure you make the purchase contingent on an inspection.

I am doing research on getting started but seem overwhelmed I am hoping I get a few responses to trigger some new insight of ideas for me!

Hi @Wayne Brown there are deals all over Washington DC you just have to be patient and prepared to pull the trigger once they are presented.  

I think that's how you should approach it exactly, use tools available (one of which I'm not allowed to mention) to focus on a subset by which you can do that, then do a more robust analysis by using manual legwork and research before pulling the trigger on anything.