Either stretch these current tenants out or get the next one to do 15-17 months lease.There's a few things in your post that cause me pause.....why $1750 in rent in January 2018, but $2100 next year? 

Once rented and on a 6 month stretch with no repairs or cap ex expenses you can see 'cash flow' but often some bill or 3 month vacancy is in the future that will level that surplus. 

Arlington and Alexandria as someone mentioned are good examples, but there are a lot of cities stretching outside the belt way.

Our stretch goal is 4 by EOY.  

Thats a big chunk of liquid reserves to invest that would stretch out into several down payments.

And like you said the areas that are going to meet all of your criteria are going to be a stretch on cashflow because they're very popular right now given the taxes in PA and NJ and the market is just really hot, especially if you're only looking on the MLS and do not have source of off market deals. 

He just didn't have enough money to put into the deal to make it worthy for both of us so I stretched a little bit to do it myself.  

Winter is a bit of a stretch, but if you take a week and go somewhere warm, it's much more manageable. 

And while Rochester is not booming by any stretch, I wouldn't call it depressed. 

What a lot of people in your position do, to stretch/maximize the use of gov't subsidized money, is 1031 some of their early "bad" property purchases up... that condo with the HOA dues going up faster than rent, the "meh" SFR you have which you wouldn't have purchased under your 2018 deal underwriting criteria, the duplex in a neighborhood that always attracts bad tenants that you're sick of, etc.But, yup, eventually you either move to portfolio loans, commercial loans, or go up into the commercial real estate space entirely.