All in all though if you have a long time horizon its one of the best investments in the area imo because they are building a pedestrian bridge to Navy Yard ( https://www.washingtonian.com)which is one of the hottest neighborhoods in D.C. which will increase property values greatly and in the very long term may even spur development of Anacostia's waterfront which if that happened and i'm well into the realm of speculation here and this may be 20-30 years out but if you had two waterfront areas both walkable to each other it could be one of the best neighborhoods in the entire area. 

I have a 1-2 two year time horizon, but I want to see if this even makes financial sense (working with limited capital sub 25k) ?

If down (loss) years strike early, than your nest egg takes a hit that may be unrecoverable.Here’s a Down Market Analysis:If you lose 5% you must gain back 5% to break even.If you lose 25% you must gain back 33% to break even.If you lose 50% you must gain back 100% to break even.If you lose 75% you must gain back 300% to break even.You can be the judge on whether the stock market can ‘gain back’ these percentages during your time horizon for retirement.

What is your investment time horizon?

Broaden your horizon and don't let a property that is 2, 3, 400 miles away scare you from investing; if the numbers work, they work.

It is a Massive house and we are starting drywall in 2 days (Tuesday Feb 26) The house has about 3500 Sq ft of finishes space, and a 2000 sq ft deck, 4 bedrooms and 3.5 baths, 2 car garage, walk about basement, 2 fire places, and sits on top of a hill that allows you to see for about 10 or 12 miles to the hills on the horizon facing the sunset... 

A couple have had balloons at  5 yrs, but tired landlords like long horizons of known cashflow I have found. 

I visited their city website and it looks like there's some development on the horizon and decent schools but I wanted to ask the BP community as well.

There’s not many LPs that will also fund a million dollar deal and a 20 million dollar deal, and have no time horizon.

With a market correction on the horizon, they are mitigating risks by diversifying into these less volatile properties.