It's set up for roommates and housekeeping is included. 

., in-unit washer and dryer or shared laundry room)]Appliances: [Specify the appliances included (e.g., refrigerator, stove, dishwasher, microwave)]Utilities: [Indicate whether utilities are included or not]Pet-Friendly: [Specify whether pets are allowed or not]Outdoor Space: [Describe any outdoor amenities like a backyard, patio, or garden]Additional Features: [Mention any additional features like hardwood floors, fireplace, or walk-in closets]Property Highlights:Spacious and well-lit interior with [describe any notable architectural details or design elements]Open concept living and dining area, ideal for entertaining guestsFully equipped kitchen with modern appliances and ample cabinet spaceRelaxing master suite with a private bathroom and [mention any unique features][Add any other notable highlights or selling points of the property]Location and Neighborhood:Situated in the heart of [City, State], our home is conveniently located near [mention nearby amenities such as schools, parks, shopping centers, and public transportation options].

With about 100k to put  down, I don't think I can be anywhere close to cash flow break even (at least not in any market that is driving distance from the Metro DC area). 

If you don’t care about cash flow year 1 you can go down as low as 6% cap rate and still break even.

Also sprinkler breaks, we had to repair... 

Most property managers consider project management not included in their property management services.

Purchase price: $443,000 Cash invested: $60,000 I've included the mortgage, a 5% rental vacancy rate, and a 5% capex reserve.

You would not be able to be classified as "materially participating" under what you propose, you must meet a couple of criteria to be considered including 100hrs+ spent on the business and more time than anyone else.

Here’s a quick break down.I can’t get approved for a loan because my DTI is about 5% too high with the property.

I am risk averse and if I were to purchase, I would tear down to the studs and do a full rehab {this would include getting rid of asbestos shingles and insulation).1) I have done a ton of research and it appears as if getting rid of asbestos is very DIY able assuming you spend money on the safety equipment and use it properly.