That is the reason why I have to expand my horizon a bit for my next move.

For now, 5-7 year time horizon for each project/investment. 

The need for liquidity/access to capital/income, risk tolerance, investment objective and time horizon will drive this decision. 

The dc area tends not to be a great investment in year one or two but over a say 5-10 time horizon I’m fairly confident it will outperform the “cash flow” markets especially given it’s one of the few areas you can good prices relative to pre Covid and especially relative to income. 

I got the loan through horizon bank.

@Dave Woolwine Horizons Bank, Joe Wallace

See what new developments are on the horizon for these areas, watch population trends, look at rentals available, use market research data trend tools, and talk to local realtors and other local investors to see what they're watching and doing.

Not saying you can't make money doing it, but definitely will be tougher.Best would be something with a mid to long term time horizon.  

I'm building out a business plan and working on a long-term strategy that will ultimately provide retirement income somewhere around 15-20 years down the time horizon. 

With that said, that is on the horizon as part of our 18-24 month objective.