That is what it all boils down to.If a lender asks what your plan is and you say there is a new slot machine in Vegas you want to try out, that probably isn't going to fly.If you say you found a 4 bed 2 bath built in 2015 that you can buy for $350,000 and after fix up of $40,000 will sell for $500,000 that gets the conversation started.

Also you're just stuck in a tough slot.

It's not a location problem; there's just too much inventory in that slot (3-5 bedroom 1700-2400 sf) in this area to command high prices without really having something to stand out.

I’m a fan of Baltimore city/county and PG county as I see a lot of room for growth and its affordability.

I’d probably lean selling in that case, h st which that area prices really revolve around is in rough shape, and in addition you kind of end up competing against the massive amount of new apartments/condo’s on the h st/noma/union market area, it’s possible it increases in price but 1031ing that into a Property in pg county or something seems like a much easier play/bet

I used to buy several properties per year at the PG auction. 

This is not a Vegas slot machine gamble.

I'm biased, but I like investing in PG and Baltimore City - both areas where there is a lot of development activity and also still a lot of potential in my opinion, for different reasons in each area.

p=g What are the odds that 99% of people who do it are just trying to get their pet allowed for free.

So, if you have an RV park near by or have RV slots at your property you can hire these people to clean or run the motel for you.