For commercial spaces - I prioritize a long term / cheaper tenant over a high rent with the potential for vacancy. 

Highly support the cause Gustavo!!!  

Paying all cash usually means high risk, high rewards if handled properly. 

I would highly recommend FB marketplace and also joining local FB real estate, rental, and leasing groups. 

Is it possible the price is too high or the rent is too low?

Ultimately, my dream is to create a stream of passive income that will allow me to retire early and spend more quality time with my two wonderful kids, Brooklynn and Bryce.

DC is one of the lowest cap rates in the country.If you have a long time horizon, and have patience, with the areas strong rent growth you can end up with more cash flow here than a high cap rate market.

Since LLCs don't do much (perhaps some wealth transfer within the OA or rules of the road with multiple members), they might not be worth it in high-fee states such as CA, MA and others.

. $2,500 in rent for $1,300 sqft seems too high, even for Bayview and I guess you are in Tippecanoe, but I have not seen the house so can't tell for sure.

Other properties are showing high costs, but I'm not really sure how to get good comps with this situation