A 5-bedroom will attract 2-family renters, so think about a bunk room. 

@William Causey depends on the transaction and the parties involved.Agree with @Dennis McNeely on some of the transaction costs.A different issue though is with an Assignment, the buyer gets to see what you paid for the property.

I know Virginia Beach is attractive but that average price for Alexandria strikes me as rather low.

What makes it slow in this case is that you don't really start seeing real cash flow until after year five but it's more effective than rentals in that there is little to no maintenance.Sure you can live in a home while fixing it up with the intention of selling it for a nice profit later but I think many people are already doing that and the buyers of slow flips now also have that opportunity without having to qualify with a bank.

Vacation rentals are usually much nicer, are close proximity to attractions (beach, mountains, lake, theme park etc) and have nicer or more ammenities.

Normally seller pays buyer agent fees

Strategic Purchase: Acquired a discounted double lot below market value with a $17k impact fee credit.Custom Design: Built a 6-bed, 5-bath home tailored for co-living or multi-gen use, maximizing tenant appeal.Efficient Management: Managed construction, and self-managed operations to minimize costs.Premium Marketing: Furnished the property and used multiple platforms to attract quality tenants quickly, achieving full occupancy.What was the outcome?

During the due diligence process, did the buyer walk the property, unit by unit?

And I do get the attraction to bring your property closer to you. 

Purchase price: $62,950 Cash invested: $45,000 Single family home with all the Capex updated making this home a great place for an first time home buyer or someone looking to optimize there portfolio.