I cut my teeth and built my fortune on the DC market.

I've recently found that even the ones with little experience are charging more and I do agree that you get what you pay for, in this environment your better have a contract with dates and have in the contract teeth incase they decide to take in other projects and delay yours.

@Kevin Whisler from what you described, this sounds like a great first deal to cut your teeth on.

I do not want to miss out on this deal and would love to have more than 1 option for purchase...our first 2 REI's were with this same lender, and it was honestly like pulling teeth each day...literally did not know if we were approved until the day before closing each time, after having to reschedule because they asked for some other document. 

BTW, I cut my teeth buying 1/2mil worth of house I couldn’t afford in 2007 while stationed in Newport.

UPDATED STRATEGYBased on input thus far, here is my updated strategy:Use cash and a construction loan (if needed) to build and rent a 4th conventional unitRefi at conventional rates (original mortgage + construction loan + up to $900K cash out for a 4-plex)Build and rent 2 ADUs using cash outBuild and rent basement ADU with HELOC, construction loan, or cash outStart an ADU building business (there are at least 1,000 homeowners like me in Berkeley - I will meet each one) BRRRR small properties or syndications to cut my teeth with any remaining cash outConsider whether selling or exchanging makes sense once all rents are seasonedUse accumulated cash flow to buy smaller properties or syndications to establish teams in key citiesKeep my eyes peeled for jumbo cash out loans to enable much larger RE investments down the roadShield all RE investments from liability stemming from potential catastrophic losses to highly leveraged triplex in CaliforniaLastly, it will take a while but I intend to report back with successes and lessons learned as I move down my bucket list.  

In my opinion, you should start with smaller deals and cut your teeth on those.

My tenants have always shown up for the eviction hearing and they have always lied through their teeth.

I predict exactly ZERO tenants will ever be prosecuted for perjury related to the filling out of the declaration form, regardless of whether they fill it out truthfully or lie through their teeth on it. 

I also believe that you should grit your teeth together, walk back into the office and give them hell!