You will find that there is financing available that does not require you to have great credit as long as your deal is good and you have some skin in the game.

Welcome to the game Bill!

I am more risk adverse so I would not count on long term appreciation with a negative cash flow property especially in DC/NOVA...there is always a ceiling on how high the appreciation can go when you are already starting out with average home costs for a basic house that needs heavy cosmetic rehab funding on top of the over $350K - $450K house in an Ok area of DC/NOVA.I submitted a Freedom of Information Act (FOIA) request at the County Code Enforcement office and got a list of blighted (Vacant) and other code violation properties.  

I am an Indiana Boy, so I guess I have a biased opinion on the subject, however I am also one with not a whole lot of $, and I just can dabble here and there in real estate, buts it hard to keep with up with "Big Dawgs" in this game.

I would suggest partnering up with an experienced investor for your first few projects to help you get some skin in the game and gain some hands on experience.

However, this can be a complicated game and you really need to make sure you hash out a strategy with a real estate CPA - not a generalist.

I would suggest building a strong team around you for your first few investments to help you get some skin in the game.

It sounds like you have a very solid game plan and vision.

Plus as you get further in the game you are going to want reserve funds.We bought our first house with a VA loan 0% down.

My buddy recently taught me about grinding your own coffee beans and using a french press, GAME CHANGER!