Now, the presumption here is that you've read REI books and listened to a ton of podcasts to ensure your success in this game. 

I'll then use a traditional mortgage while putting 20% down, ensuring I have enough leftover to do any repairs.

If you do decide to start in the DMV, ensure you have a realtor that is familiar with investing and familiar with the area.

She also asks for documents before an official pre-approval letter is provided to ensure you are really qualified. 

You may end up keeping the house to ensure that your credit doesnt get ruined.

They ensure me that monthly repair is less than $200.

if this is something you are serious about you need to put in the time and effort to ensure you have a lead acquisition engine. 

Even though we buy off-market without a realtor, we use an agent when we sell a flip and he provides a lot of value-add in ensuring we have an accurate ARV. 

Different states have different laws so be sure to check with a real estate attorney in your state to ensure you are in comliance. 

You could say that you are with the insurance company and want to look at the property to ensure it is adequately covered or an inspector of some sort or a contractor as the owner wants an opinion on the condition of his property.