I only have 40k saved and feel like this may be a bold move for only the second property.

Not only is there an upkeep benefit, but there are also more styles/colors to choose from than granite.(3) Love a bold backsplash!

All you need to do is be bold enough to move your lips.I help people do this all the time.

A few neighborhoods that are walkable to the MARC train that goes to Union Station/metro in DC are:Mount Vernon and Station North (Penn Station)Ridley's Delight, Sharp Leadenhall, Otterbein (Camden Station)This isn't an exhaustive list, but I've seen some multi family homes over the past 12 months in the bolded neighborhoods. 

Be Bold & Courageous.

All the time, in big bold letters: "Property appraisal must meet or beat sales price".

Take bold actions.

Maybe you can manage it better, but saying "obviously I have no experience" but a "trained monkey" is a very bold statement.

Builder grade granite (usually 3 flavors) vs higher end granite makes no difference.

From the sounds of it, you have some rental cabins that are of that flavor on the deal you described.