Though inventory is low and purchase price can be high, the area is very stable.Good luck @Don Jackson!

I'm wondering now if we should have a "Well Darn" in addition to an "Oh Sh*t" fund.I think my concern with waiting to buy more is that market may change in the coming year - interest rates have already gone up and inventory is down.

Why can't you get a bank loan for the acquisition, or continue partnering and build up your inventory of cash flow properties?

Initially I thought that house hacking would be a great way to get into it, but I'm learning that the DC metro area just doesn't have much inventory for that strategy. 

@Bryan Kunka, Our company has inventory in areas such as University/Bagley/Martin Park.

But towards the end, they have more leverage and less willing to negotiate simply because of all the previous sales as evidence of demand for their product.The thing to remember about builders is that once they sell you a home, they're still in the real estate game with more inventory to sell to the next buyer.

The issue right now is low inventory.  

Just remember that real estate has cycles and right now the nation is going though a seller's market where sales are high and inventory is low.  

....but like a lot of places inventory is tightening.  

@Kenneth Freire Inventory is pretty low right now and there is a bunch of competition and there aren't a whole bunch of MFR's on the MLS in South Minneapolis.