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I think you will need to look at fredericksburg or further away - and most likely a property that needs work.You can find some on the maryland side but be careful with some of the neighborhoods those homes are in.

@Tanya Maslach "I came away with several neighborhoods in Ohio"Ohio is on my radar for MTR, specifically rural areas in Columbus/Akron/Cleveland. 

Please do check with HOA on having an STR in that specific neighborhood.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

.: I invest out of state in C-class neighborhoods in the Midwest.

@Brandon Croucier is giving you solid info on finding an experienced and honest mortgage broker who can shop your exact scenario both ways, with the rehab and without and break down the benefits of each with all fees so you can see an apples to apples comparison. 

I have 3 MTRs in the same neighborhood as you it sounds like.

. - Property type (single-family homes, duplexes, or small multifamily)- Min/max square footage or number of bedrooms and bathrooms- Desired cash flow or ROI metrics to ensure profitability- Property Condition (turnkey, light cosmetic fixes, or heavy rehab)- Neighborhood type (A/B-class areas for appreciation vs.

As long as the ADU is under 900 sq. ft. and meets the state building code, there will be no variance or special permit needed, so no ZBA or neighborhood meetings.