The only reason I like it is that I live here and have systems to buy deals under market value.  

Hey Dan, renting to a sober living operator can be a great idea.

I'm quite not 100% on wether or not if I purchase my first investment property where I currently live (Virginia) (*which I will be*). should I also gain my license here since I'll have a property within Virginia.

But, I'm fairly risk averse, and do live in a heavily tenant leaning area as far as regulations and court judgements. 

I have a waiting list for tenants as my rentals are all where people actually want to live.

The port of Puntarenas is lively.

Fannie Mae has a requirement that if you want to use the rental income from the non occupied units, that you MUST have a current housing expense which means you cannot live rent free.

Most bankers can run live pricing to help you make a final decision without having to have your credit pulled several times or fill out a dozen applications and submit docs!

Selling would likely trigger capital gains taxes (unless you lived in the property for two out of the last five years or use a 1031 exchange).

It was a small $$$ project but time consuming because that was something I DIY'd while living in the property.