I've found too many CRE owners overpay in a hot sellers market (much of the U.S. ) with a 1031 exchange + take on too much debt, since this is what they are used to and maybe the only strategy they know.

When you have a duplex and tenants on both sides stay for ten years, it almost guarantees that something isn't right.I would study your market and determine the value of your rental, because I bet you are losing money every month.

Lived it but they drive in the opposite side of the road.  

I was able to replenish emergency fund money I had to dip into for furnishing, was able to pay off a hot tub, was able to replace 2 garage doors and paid for a larger repair this year.

You could structure it where they provide most of the down payment while you handle the management side.

What nice though with that is you build equity quicker.So just adding my experiences with the commercial side, from an owners point of view.Good luck!

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.

I think there is value in ADU as long as it is legally done and can be legally rented.On the sale side a benefit can always be an in law suite.

On a side note: As a new investor myself I am looking to grow my relationships, especially with contracotrs, and would love to hear about your work.

The contractor will give you better pricing the more you use them, some GCs increase their price, but those are the ones you would like to not use (side note, of course with inflation you need to pay your people right, but it needs to be reasonable).