There are some neighborhoods in Northern VA that were built post WW2 era (50s) that I think could be promising, but I'm not sure.Would you suggest going to MD where I know other investors/rehabbers are (but is tough for me to get to) or farming in those 50s neighborhoods in NoVA, where prices are higher and I know fewer rehabbers working?

Your right about focusing on Richmond as NOVA is ridiculously expensive.  

Montgomery County is an area of high affluence, a great variety of activities,  tons of different  cuisine  to choose from, and so close to DC and NoVa. 

As far as Oxon Hill, due to it's close proximity to NoVA, DC and it's shared land of the National Harbor,, yes, Oxon Hill has already seen and is still destined for growth economically and the real estate values and rents will follow. 

Many of the homes are very cookie cutter (not a bad thing) but it can hurt resale.Regarding zoning, you cannot put a duplex in a single family area, and in NOVA they will not even consider it.

I partnered up with some amazing people to build 60 units in Nova Scotia with a federally funded affordable housing program over the next year and a half.

I live in NOVA by DC, it's been red hot forever. 

We buy around 3 million worth of buy and hold deals like this per quarter in NOVA, with our capital partners.

You glance at description and it says key phrases such as “no VA or FHA” or “Cash Sale only” “As is” or “Contractors special”.  

Always good to see another NoVA person around.