You best bet is try to find local wholesalers in the city that you choose to buy in so you can just purchase discounted properties. good luck in your journey. 

I bet there are meet-ups in DC but if not many of the No.VA or Montgomery Co MD locations are likely not that far from you. 

Inventory is tight, and new construction is gaining traction. We’re building financing models to support both paths. Which side are you leaning toward and why?

If not your best bet will be finding a lender that does portfolio loans (that they can make their own rules on) like a local credit union.

I bet it is not there anymore. 

That’s the best bet.

@Matthew LorentzYour best bet is to give them your requirements and refer out to one or two insurance brokers to help.

For my personal refis, I took the sure bet and went ahead an pulled the trigger and got mine at 6.25%.

I don’t care if they don’t like my offer, they can say no, I bet they haven’t lost 60k before, it hurts.2) don’t over rehab: contractors and materials cost lots these days3) buy light cosmetic rehabs.

So, I do agree with hedging your bets and serving a notice to pay or quit.The issue with them not paying rent and you using the security deposit is that they have zero incentive to clean the unit and if they damage it, you have no additional funds.If it were me, I'd serve them an eviction notice and then mark them as owing on a credit reporting site(I use Front Lobby).