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Available product of 3-8 units in the DC Metro area is rare, especially compared to similar product availability in other large metro markets. Primary reason is the history of local zoning battles -- most product that fits the target property size you are looking for has either been zoned up to larger apartment buildings or zoned down to SFR's.

There are exceptions of course, mostly legacy properties that pre-date the NIMBY's that have kept this "undesireable" product out of their neighborhoods. One caution - many of the properties that are advertised as multi-units are not actually zoned for the usage - Single Family zoning with properties cut into multi-units -- caveat emptor.
All that said, there is some product if you keep your eyes open, especially within the District, Takoma Park, MD, and Baltimore(as metioned). Legal 2-units are easier to find than 3-4 units.

Owner-occupied 2-4 units properties qualify for affordable financing compared to 5+ units which I suspect is the reason you are targeting the niche.

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