I have a couple more systems that I want to review, most notably Rent Manager, but I can't imagine anything beating Buildium across the board.

The nearby suburbs will likely experience a slower (but still notable) rise in prices, while the farther out suburbs less so, etc.This isn't an atypical pattern for any fiscally healthy metro, but it's especially pronounced considering DC is its own non-state territory and the city's boundaries are immovably constricted.

Reading more about it i was not able to find companies in CA doing that..    

No one can determine where you should invest except yourself. 

@Braden Hobbs That's a tough situation but is it that you're not able to fill the vacancy after that point in time or is it just going to take a little longer? 

Or he is exceptionally good and you will need to match that effort for you to get the same return. 

All of your numbers seem pretty solid to me except the expenses.

No payments on anything except my mortgage on my current SFR.  

The unit is working very well except for two bedrooms on the top floor, which don't get much air flow.

If it looks like I'm not able to meet what I'm looking for I have an investment property that I can pay off and make a little more in profit than what the difference I'm paying in my new Refi.