Robert there is a better inventory of Multifamily in DC.

Also, I would be very grateful if you could put me in touch with an investor friendly agent that works the Kent / Providence / Washington County areas.

There are others here way more qualified to advise on locations than I am, but I can tell you we've had good experiences in Kops Park and Nash Park and so far in Washington Heights. 

I have some rental  properties in Beaver and Washington Counties and would like to look into filing tax appeals.  

I've been looking at my options in California, southern washington state, and St.

I live in WA and was lucky to utilize the State's down-payment assistance program and purchase my first home in 2017 with ZERO down.

Things are so regional I love hearing how other areas do things.I do comm RE in OR/WA, the standard PSA I submit has 4 contingencies:1) Title review (2 weeks or so after PTRE delivery)2) Physical inspection (about month after M/A)3) Books/records inspection (about month after M/A)4) And last, financing contingency (about 3 months after M/A)If the buyer does NOT affirmatively waive each of these by the deadline, then the deal is dead and E/M refunded (barring making it non-refundable prior to the particular deadline).

I have called some local lenders in WA state to get a feel of what I'd get on a mortgage. 

I'm assuming to make this feasible I'd have to stay true to the 70% Rule, but I'm unsure this will work in my area which is West Puget Sound WA (prices are still a bit nuts in some areas, but not everywhere).

We are currently doing purchases, rate/term refis, and cash out refis in WA, OR, CA, and AZ!