A rims and tires shop has moved into the center at the end of our street(we live in a dead end CLI de sac) and the customers use our street to race up and down and test out the latest back firing exhaust.  

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. 

It actually can get exhausting trying to use them.

So we had to install a new heating unit the plumbers said that the gas heaters they had were completely illegal there was no exhaust to them 20k with some other side work that needed to be done.

They all add together to give you an idea of how much capital it'll take to reach that target ARV - the more exhaustive your list, the better.

Phillip:I don't think I'm in a position to advise you on what to do, but I can share some thoughts.If I had funds in a Roth (as opposed to Traditional) IRA, I would probably leave them there until I had exhausted all other forms of capital. 

With a little one and a full time job the thought of managing a short term rental exhausts me at the moment.

You may never run out, but a heavy extended use can exhaust the supply.

When you've exhausted them all, that's a negotiation piece to take back to the seller to show you're serious and they're going to have to make a concession. 

I believe that I have exhausted my local area for HML, but was able to get two leads.