@Russell Brazil care to speculate where in the DMV?

I work with multiple Real Estate Agents, Government Project Managers, Title Companies, Attorneys, Bird Dogs and other "Street Teams" that aid me in finding these SWEET deals.

If you are not going to be in the area while it is being leased, I would recommend finding an experienced co-host in the area that can carefully monitor things and help keep your AirBNB rating high.You can find a lot of experienced co-hosts through AirBNB and usually only need to pay them 10% of the guest fees. 

I am a cashflow investor so I don’t care so much where we are on the value of the property cycle, but I am strict on my cashflow needs which dictates the price I will pay. 

This means your buyer pool is limited to people that really want a tiny home and care about the environmental impact reduction their building process has.

plus its one roof, one yard care one, one, one...

I've been a landlord for 10 years, have always been careful in screening, and have been very lucky with tenants.

Also, do they take care of their owners by fixing things in a quick manner? 

The City offers a few deals, but obviously you have to be a little careful, so the county has the abundance of deals.

If you are dealing with apartments and younger tenants without kids, they won't care about the schools and proximity to work may be more important.