Rental investment within 100 miles radius of Washington DC

[Dang Tran]

Hi, and Happy Holidays to All - I'm new to BP and overall new to REI.

I'm here to learn and seek advices from the more experience investors so i can make a well informed decision on my first rental investment (buy and hold).  

Being local to the Northern Virginia (NoVA - WashDC suburbs) markets, the prices are relatively high and generally out of my $275k pricing budget.

Originally i was looking for a condo in reston and other desirable areas (arlington, vienna, etc), however the condo fees can range from 200s to 600s+/mo. this will likely decrease the cash flow and therefore may not work.  

Question is:  besides NoVA areas and within 100 miles radius, are there other areas that meet the following requirements:

• easy to rent
• low vacancy
• positive cash flow
• up and coming
• appreciation
• ready to rent or minor repairs
• up to 275k price

appreciate your thoughts.