Tenants may put up with a little higher than market rent if the landlord is nice and because moving is a pain.

We manage all over the country, and we focus on common pain points of investors, and then we refine our business model to make sure no client can every say we caused them similar pain.  

Assuming without evidence you are not married...if I were I in your shoes, I would:1) Figure out where most of your friends are living2) Find a convenient block or subdivision in that area that is mostly owner-occupied homes3) Buy a 3-BR house there with an FHA mortgage and move into it4) Get 2 roommates and collect reasonable rent from them5) Live there for at least two years6) Sell when you get married or have another reason to move (take the tax free gain)

I've painfully learned there are times during negotiations when those 6-8 hours in the middle of the day can matter quite a bit. 

And I am sure when we reach 1000 there will be further growing pains.  

We clean walls with a vinegar wash, following by TSP (or TSP substitute), followed by odor/stain blocking paint, followed by top coat paint.

There's no substitute for driving the area and learning it block by block.Also, double check their rent control ordinance.

When I moved in 3 years ago the block had about forty 2-4 units and ten SFH and now it's the other way around.  

I know it's a little bit of a pain in the rear and a little bit of time+money, but it's an investment in your marketing.  

@Tommy Harris I feel your pain in not finding too many "GREAT" deals out near Alexandria.