I'm a carpenter by trade now, but mainly commercial.

Because your lease traded work for rent, and she delivered on the work, an eviction is likely to be more complicated.   

While kind of interesting, some part of the country trade on a price per square foot basis....while other places do not at all, making it sort of a bad comparison across multiple markets where the metric has no meaning.

Be willing to pay a fair price as long as you cashflow even while paying for property management.Then learn as you go and trade up to bigger and bigger projects.

You still have several options, depending on if you want to invest directly in individual properties or be a bit more removed:Full-service turnkey investment: Should be mostly passive after you do your due diligence and pick a provider, but don't skimp on your homeworkYou choose which props to purchase, but have no control over tenanting choices, some say in large maintenance expensesAvg cost for solid B/B+ prop in Birmingham (and some other markets but this is the one I have data for, since it's my market) is about $100k per door; you'll pay market price for a tenant-ready, fully rehabbed propertyPartnering with someone who does the on-the-ground stuff while you provide capitalCan be passive if your partner really knows their stuff, but more likely you'd be fairly involved with the choices madeMore control since you call the shots with your partnerYou can pick which markets and price points you're interested inPotential for higher returns (ie buying distressed and then forcing equity through renovation) if your partner is experienced and can execute consistentlyInvesting in a syndicateMany investors pool funds to invest in much bigger projects like commercial space or large MFRs, or in larger portfoliosVery passive, investors are not responsible for project vetting or management, but you have no controlMay have higher bar for entry, some syndicates require large investments and you'll need to have liquid cash on handBuying shares in a REITLike an ETF but comprised of real estate investmentsVery passive, but no control over which assets are held in the fundHighly liquid, easy to buy and trade, lower bar for entryEverything is a trade-off between passivity and control, time and money.

General trading principlesWhat will the business actually be doingWho puts what in? 

When measured against income, DC is one of the most affordable major housing markets in the country, with housing trading at roughly 4-4.5 times the income.

Look for something like "Local City Buy, Sell, Trade" and other groups.

Wow, thanks for sharing @Jack Medford and @Tyler Kaye you have echoed some of my own thoughts.My wife has stayed home since our son (almost 2 yrs old) was born and it has been tight for us for sure but we wouldn't trade it for the world.

., I'd lean towards selling and trading up to a quad.