Increase earnings, decrease expenses, save up, and then you can invest. 

I'm confident a judge would see the picture evidence I have and go "damn!"

It’s too soon tell but from what I’m seeing the hit on the Federal workforce is also impacting contractors throughout the DMV… I expect panic selling which increases inventory, however, with higher interest rates, which will likely continue upwards if tariffs & deporting our cheap labor comes to fruition, first time homebuyers are shut out.  

You’ll still be personally responsible for the debt and it will still show up on your credit report/DTI if that’s what you’re trying to pull off.You’ll increase your interest rate by 2-5%?

Possibly; but there's nothing out there from recent years associating it with any actual increased risk. 

I'm not sure I have full confidence in this property management company.

Before moving out, test different strategies, automate management (smart locks, cameras, cleaning services), and decide whether to self-manage or hire a property manager.

A garage conversion, however, may not be subject to the same level of scrutiny.Parking Considerations – Parking is becoming increasingly valuable, especially with the rise of high-density micro-units that often lack designated parking.

Quote from @Havital Miltz: Normally you would set the LLC in the state where the property is.You have no tax benefits for setting up an LLC, it is more a protection from lawsuits and going after your personal assets, however not a guarantee....As a husband and wife you do not need to set up a partnership - IRS has special considerations for married couples for self employment, you could also apply that for a rental...Hope that helpsA joint venture is available to any 2 people co-owning real estate for investment purpose as tenant in common  under Proc. 2002-22 (unrelated to marriage) but it can't be owned in an LLC together. 

The city is working on getting a a ferry to NYC which should increase rent / appreciation.