Can not go wrong with a rental in Ashburn since the rents have increased so much. 

How about the increased home insurance cost for a landlord policy?

It's kind of disconcerting when I can only raise rents by 5% but insurance is increasing by 10% to 15% per year. 

Increase your earnings, reduce expenses, save up, and invest.

Not a huge increase in cash flow, but you're picking up another appreciating asset. 

There are always ways to increase the value of most homes, but that is also a crap shoot.

@Jordan Meltzer unless you find a screaming deal - a Class A property won't cashflow for 3-5 years.Class B: 1-3 years.Class C: most investors don't properly understand the risks, so should stay away from them.So, you may need to deal with negative cashflow, but plan on appreciation increasing your wealth.

While I’m open to both turn-key and fixer-upper properties, my preference leans slightly toward value-add opportunities where I can improve the property and increase equity or cash flow.That said, I’m also happy to consider turn-key options that provide immediate cash flow if they fit within my investment strategy.

"Getting in" is easy; making money, managing the business, with the increased financial risk of commercial properties is a whole different game. 

The homeowner collects a NET/NET 5% yield with 1% increases each year in long-term lease by a BBB+ credit rated tenant (similar to Morgan Stanley credit).