I found Stessa and Digb to be the best options for organizing real estate portfolio and taxes, cheaper, and real estate focused.   

During period of low interest every post on BP was about cash flow - now that cash flow upon acquisition is dead the only option is equity which is also reeling because price appreciation is finally back to realitypersonally I buy for growth because I buy to hold for 10-20 years or longer.

I turned to the Diontalk Binder strategy which educates the tenants on the current price of market rents, section 8, etc, and what I could potentially earn if they were to move out ( In this case being 1500 for a 3b 1ba). they then realize this and know paying a $400 increase (36.6% Increase) would be the best option vs moving out, living in cheaper housing, or going to market rent in the area.

The other option that I talk about with a lot of the investor that I work with is investing in a turnkey situation.  

For the most part vs focusing on a specific neighborhood or two I would say keep you options open to all. 

Quote from @Alan Mills: Yes, I would agree with Chris and Bill, but if you have an option to get around this by putting it inside the house?

@Timothy Lawrence House hacking in PG County, MD, or nearby areas like Hyattsville, Silver Spring, or Alexandria, VA, is a good option, especially with student tenants from UMD.

Hey Jimmy, I can help you go over your mortgage options as a first time self employed home buyer.

If the rent stabilizes, I can then consider refinancing these properties using DSCR or other valid options (please educate me, and let me know what other options you think are valid).

In the mean time we're looking at other STR and BRRRR options in Oregon and Washington.