My friend, I understand how you feel.

I feel that there are plenty in the area, but not on the market. 

I feel what you want to do and have done the same (operated units at a 'non profit' rate), but none of my single parent tenants were in a position to or even had the desire to own. 

So not necessarily a excel guru but just like you have someone managing a property having someone managing the finances and being able to forecast and not just sit back and say oh we made or lost X this past month and keep doing that every month gives us what we feel is a competitive advantage.

It used to be a better strategy but I do not feel it works well anymore. 

Just make sure their products align with your investing strategy, and get a feel for their guidelines so you can edit your boy box with your realtor so you do not waste your time chasing down deals that no lender will touch. 

Hey, I'm a new investor, Im looking towards getting some units under my belt but know exactly where to start im located in washington dc and i feel like this market is little bit out of price range.

I feel like I'm stuck either evicting her or continuing to rent it to her...

I really feel like I'm going in blind.

I am now looking into getting into the MTR space as I feel that it is more secure financially & less of a headache as I scale.