Also, I'm not sure how you're paying attention to it on the tax side, but the unit that you are living in's profit at sale is calculated differently than the other unit that you're renting out.Once you move out, that unit is officially available for rent so from that point forward, any profit gained at future sale will be calculated starting from that point and will be taxable.

Northern VA is such a great place to invest right now, a great sweet spot in value add properties + availability.

My first resource recommendation for your education is this: Get a BiggerPockets audio subscription and start listening to the audiobooks available on the topics you're interested in, see what stands out to you.

As I said in my OP, I have no intention of buying off the MLS, but the MLS is the most complete and readily available source of data, and data is what this thread is about.

I would love to chat with you this week if you are available.

A quick look at AirBnB and VRBO shows completely open availability through the entire year (including June/July/Aug/Sept).

Have a small investment: about $75k, available to leverage--- not sure where to start but most likely need to go into partnership with someone somehow-for many reasons. 

If you truly are limited on time or can't make investing a priority, you should look for smaller projects as others have recommended.1) General Contractors are available to run your project, but most are too expensive to make ROI work on smaller projects. 2) A great PMC can act as a Project Coordinator for rehabs, but many won't be transparent about the costs, so you know what you are paying for.

Don't forget 5) principle paydown and 6) leveraged returns, among others.Owning real assets in this inflationary environment is key to growing wealth, and real estate is the best asset available (in my biased opinion) :) . 

Talk to a trusted lender (preferably local) about what loan options are available to you.You can absolutely find some solid SFRs or even multi families around, but the cash flow on many will be lower the first few years, unless you are willing to do some value add work or buy in distressed areas with less expectation for future appreciation or price stability.If the goal is to have value down the road to cash in for a pivot, don't forsake appreciation for maximum cash flow.