Full disclosure: I didn't read your entire post or any of the responses.Evict the tenant.

My time here in DC will be likely be less than 2 years so my plan is to do as much research and reading as possible.

I just finished reading a Bigger Pockets blog post that says Florida will be one of the hottest markets for flippers and landlords in 2025.

Quote from @Jaša Rot: Hi guys,my name is Jaša and i have recently read a book about banking that opened not only my eyes regarding financing but my whole brain...

Rent out to roommates so I employ the "rent by the room" essentially.Pros:insane cash flowif your room offer is much better value than other places to live, tenants will stay awhilea small community can be built when your tenants become friends with eachothernever ending supply of tenants (at least in my area)Cons:CAN BE management intensiveWILL BE management intensive until you gain experience and know how to manageIf you employ this strategy, the BIGGEST risk/liability mitigator is being VERY clear from the start about your expectations and that you will evict if new tenant doesn't follow your rules.With my setup - I furnish the rooms and have all utilities covered. 

I believe I read someone doing that on BP.

I intend to read it.

Many are looking to retire or shift out of active management, especially as interest rates rise.From what I’ve read in Bloomberg, Austin's market in 2025 remains highly competitive but still has opportunities in older neighborhoods and suburban areas.

Places like San Antonio might present more favorable cap rates, from what I read in Forbes recently.Refinancing could free up equity if today’s loan terms are more attrative, though that depends on current interest rates and the property’s updated value.

The only inspectors I recommend are ones who have a background in the trades themselves because they actually know their stuff, but some buyers have read somewhere that they shouldn’t trust their agent’s inspector recommendation and they hire somebody else who doesn’t have any real hands-on experience building anything.