Or would you wait and try to find a good combination unit to live in / rent out, but possibly face +1 to +2% interest rates.There seem to be a few locations where I might be able to roughly breakeven if I move out 1-2 years from now and rent it out, but they are in suburban areas that far from DC, and as a single guy in his late 30's, it concerns me that I'd end up being a hermit.How would you balance lifestyle vs. investing at this point? 

Once you see their photos you'll get a solid glimpse into what type of lifestyle they live aka how they'll treat your rental. 

I don't use the license at all now, and being an agent never fit my lifestyle.

And I agree with @Amy A. that is a healthy rent increase and I am a big fan of raising rent lol. 

It's a necessary tool to move your business and investment into the future in a healthy way and should be embraced when needed.

This is healthy conversation and much needed for many newbies who are getting turned down. 

So much of Scottdale's economy is based on tourism and the snowbird lifestyle.

With that freedom, I can be more...... available and energetic to my wife and kids... philanthropic, more often (and more generous when I do it)... physically healthy (would train for a marathon right now if I had the time!)...

It's not just personal credit at jeopardy here, an owner is responsible for providing a safe and healthy living space which means fixing things which means additional capital.

The LLC will give some protection, but a healthy amount of insurance would also be an option, especially for your partner.As for forming the llc, that is easy enough to do in Georgia - it is $25 for the name registration, $100 for the filing and then $50/yr for renewal.https://georgia.gov/popular-topic/corporations-llc