They are simultaneously rough markets with low cap rates, rent-value ratios, and tough dynamics from a legal perspective.There are some bright spots in the extended DC metro area.

There are some spotted throughout the rest of Colorado Springs as well, but those two are the most consistent. 

Joe - you really hit the spot on the mentorship. :)Mimi

I’d either keep looking, or keep saving to buy in a better spot.

From the area originally and think it’s a great spot to invest.

I'm sure it may be very different in sunny CA.

This 4 MH has an additional 2 RV spots.

If you are confident that you both have come to an agreement on how to handle those situation, then you are in a pretty good spot!

but closeing standards are quite lose in some jurisdictions I have been at a closing were a buyer used a personal check the attorney then cut checks right on the spot out of his trust account..

You put that exemption number in the appropriate spot in your DC Lease Agreement.If you are challenged by the tenant about the rental increase, which in your case seems to be a little bit over the CPI-W + 2%, and you are registered as exempt with RAD then you can tell the tenant that you have the right to raise the rent to whatever you want.Here's a pamphlet where you can read more about Rent Control in DC and cure your insomnia: https://dhcd.dc.gov/sites/default/files/dc/sites/dhcd/publication/attachments/RentControlFactSheet.pdf