I then purchased rentals near Olympia wa and replaced them in 1031x.

I’m from the Tri Cities are of Washington so fairly close.

I have a term in my (Washington State) group lease which says somewhat unnecessarily that if all parties agree then a one-page Extension Addendum will be acceptable and will modify the current lease no more than by changing the end date by one year and the rental amount by the change in the Zillow rental index for the area, and that such an extension should be signed a month before the end of the term of the current lease. 

Specifically, I've been browsing opportunities in Fort Washington, MD (in PG county near MGM and national harbor) and Baltimore, MD (brooklyn).

Here in Western Washington State its hard to find good deals, its true.  

In the DC area for instance, most investors know of the major wholesalers - Express Home Buyers and Market Pro Homes.

@Mark K. hmm interesting I’m wondering what will happen in this case being that their lease is up only a month after and I do not believe I have to honor it for Washington’s laws

@Dmitriy Fomichenko - is there a lender in the DC, MD, VA area you know of that will give non-recourse loan on the appraised value and not on the cost?

I realize this is more then what a lot of apartments rent for in cheaper areas of the country, this is the DC area and 800xroom is below market.

The logic I used was that in DC, where I lived, a standard commute was 45 minutes to an hour.