And yes, I know of multiple friends who live in apartments here in the city  that have not been renovated for well over 25 years and they still command $2k/room.  

Market forces (enough housing available) should keep places that are at the bottom quality-wise at the bottom price-wise.I've been looking around at purchasing in Fresno and there are some pretty trashed places and under maintained buildings that owners think should command top market value.  

I think your main challenge will be finding a property in that price range that can command that rent in Washington.

The work around has been to have nice places that can command rents above the section 8 limits.

Quality hiring is much more difficult and top talent commands top money, which starts to mitigate any savings on salary.Companies are now finding themselves in a different position.

It takes about 20 minutes to go over the lease, and how I word what I say and the tone I use makes a big difference in how they take the rules I set in place, especially the eviction process.My tone is business and not commanding.

There is a lot of construction going on in the high desert and with rents/home prices down here going through the roof the high desert will command higher prices/rents in the next 5-10 years. 

For me, my properties on average command $2800 per month in gross rent.

I want an office with a big cherry desk and 1,000 men under my command!

Then inspect the property you want to buy with you GC and create a scope of work, where the finished units would command the rent found with the comps or better as long as the costs were not too much higher.