Distance between entrances, sight line distances down the road, culvert requirements. 

I’m in El Paso but I used the phrase “out of state due” to the distance practically being the same result.

Hi Kelly, I’m not in Tx but if there’s anything I can share that will help you with rehab, I’ll do my best long distance.  

I have been reading Long Distance Real Estate Investing - David Greene, and came across an interesting tidbit of information: Your first 10 (1-4, 5-10) property loans are Fanny Mae insured, after which your loan criteria become more unfavorable (variable rates, stricter credit score requirements etc.).

. $120 a month doesn't sound too bad so I would just hold on to it and reevaluate once you've had some distance from the shock of the mortgage rate increase.

The advantage Fells has is an easier commute south toward DC but otherwise both places are just fine.  

I send a lot of my investor clients there because there are so many new constructions that are affordable and buying in early is a good way to lock in future appreciation as buyers who need affordable newer housing that is still a small commute into raleigh flock there over the next few years.

I specialize in long distance STR acquisition.

It sounds like you want to self-manage, but if you have to drive 12 hours, let's say, they you are already in the lane of long-distance real estate investing (because it's not local to you).

Maybe I personally need a good commute time.