If the numbers don't make sense and I would bet in the DC market they don't then don't force it.. wait for one that does work or move to plan B. 

Internet rates are irrelevant to me as they are out of my control and I can pay the mortgage off in 4-5 years if needed.My target property would look like this:2-4 unit $125-175kPut 25% down Start in AZ, but potentially add Las Vegas and eventually Atlanta as potential locations for investments.

I bet you will be surprised and can get it sold.

Most criminals like the internet because they can remain faceless.

The internet says 4% for a primary residence, but this is more like 0.4% of the taxed value, which is around 180k.  

If you want your asset to grow in value while remaining relatively low risk, Fairfax County/DC/Montgomery County are your likely best bets.

Thanks for the shout out @Gualter Amarelo   @Angel Dejesus   Your best bet would be to acquire multiple 6 units.

Savannah, Providence all along 380 I have noticed seems to alway have an inventory of rentals but are in a different school district as you might expect.I bet on Gunter, but I'm watching it carefully.  

Greenbriar is probably a safe bet.  

The one- let's just say I bet he wished he moved early too.