I think you will need to look at fredericksburg or further away - and most likely a property that needs work.You can find some on the maryland side but be careful with some of the neighborhoods those homes are in.

If you sell, consider a 1031 exchange to defer taxes if you plan to reinvest in real estate.

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This takes care of most of the issues.

Used houses in the area sell anywhere from $75-125 a square foot.These are long term rentals that I do not plan to sell.I am reading the Rental Property Investing book and implementing the method that focuses on cash flow and that strategy states you need to have $300 cash flow per month, per property.

How do you plan to operate it?

But it’s something I tailor the business plan to just in case.So your investor could get caught in having their loan called with not a lot of notice if things change.

Will you use the HELOC as a short-term bridge, or plan to hold it longer?

I feel a loss of direction and that makes it really hard for me to focus and build.Do we keep at building a portfolio of small multi family (very abundant in my market, very rare to find anything above a triplex for sale), with plans of selling the portfolio and 1031'ing into larger properties? 

If you do say South Korea it’s a fast process because the above type issues are already taken care of.6.