It only applies to apartment complexes.

We had intentions to buy the neighboring properties and build an apartment complex.

What do you do to revenue predictions to account for the fact that some owners don't set prices high enough to the market rate, or set them to high and don't get booked as much?

I agree with the other responses so far and will had some info where I can.I am not too familiar with the DC market, but from my understanding there are plenty of high paying jobs there to support rents.

I’m an agent in north Miami and new to investing, excited to be a part of the group and grow in this community. 

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+, zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680, some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

but if they cannt afford 20% down ($60K), they are a high risk of not making payments; and there are legal costs to foreclose and get your property back

In addition, you get mortgage pay down (the portion of the mortgage that goes to equity pay down) and tax benefits. versus if you rent, you rent is not fixed and will rise.  

Use all advertising avenues (zillow, apartments, FB marketplace) and you will find what works best in your area. 

You can't give up even after days/months of not producing results, which is highly unlikely.