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. 

(AUG-FEB $161; MAR-JUL $206; Daily rates). 

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 found it in this article which covers a LOT: https://www.thetaxadviser.com/issues/2017/mar/navi...I am particularly interested in interpretation of "unless the taxpayer is directly involved in the day-to-day management of the business."

i see casa del mar condos avg about forty to sixty thousand turn key and rent out avg seventy to one hundred dol per day.

VA NOVA HCOL area.I have read a lot of good threads on separating income/costs for an easier paper trail and plan to create a couple new bank accounts; one to receive the monthly rent and a second account to hold the security deposit.  

Taking a NoVA salary, selling the house, moving to an up and coming and investing nearby could take you leaps and bounds.