I do well, at least enough to go on vacations as a family, put money into high yield savings accounts, max out the ROTHs and add to investments when I can with money saved in savings and checking accounts.

I have family in Houston, Dallas, and the Valley, I was networking with brokers in San Antonio, but the Taxes seem to be quite high as well in that State, although much favorable laws/regs on the landlord side.

High end vs mid range?

DC properties are expensive, but they probably do not hold a candle to the crazy prices in Boston. 

PM fees are high, exactly because so much work is required in managing STR.  

very high risk even I only do them with very specific investors in mind and a plan. we dont flip land we develop every one. 

I go to vacant properties at least weekly unless they are multi-family with active neighbors.)Generally speaking, if a property isn't moving (and others in the area are), either you are priced too high or there is something lacking with your property.

You wouldn't be competitive with the price you stated in your post.

I'm looking at a duplex and the owner offered owner financing on it, asking 10% ($34.9k) of the asking price ($349k).

Loan Amount: We specify this as a percent of the purchase price.