Tough pill to swallow because the rate I currently have vs what I would be refinancing into... so not sure it's the right move for me yet. 

Asking in the correct forum will get a better response.Need a spreadsheet or form?

form a mastermind of other DC new investors who need to pick a market and learn together. 

STRs in their current form are simply big hotels, and legislation has been slow to catch up because in their original form they were more conducive to residence (someone crashing on your couch for $39/night).  

We would love to connect with others to share ideas about investing, form relationships in this business, and even work some deals. 

The next phase of my maturation cycle is gaining "on the job experience" in the form of GP participation before attempting to take down a deal by myself. 

Rentals are about function more than form.

So for me, it is not really possible.  

I agree with your points and have come to the conclusion that out of state investing still provides for more opportunities for me.   

@Marlie Evans To fix past depreciation issues, file Form 3115 instead of amending each year.