I think VA is a better market in terms of price growth vs MD, and a lot of my investor clients agree.In terms of local networks for mentorship/networking/guidance, there are two I know of in NoVa that I have personally been to:NOVA REI Meetups - they meet at Tysons Mall once a month.Cash Flow Breakfast Clubs - there are a few locations including Arlington, Fairfax, Loudoun, etc.

We are fully licensed and insured business and are focusing on expanding further into Orange County over the next 1-5 years.

I personally think out-of-state investing is a top choice.

From there, I would consider how much Capital you have at your disposal, your personal feelings about risk, and then finally your financials. 

You can find more info on 1031 exchanges at this link: https://www.irs.gov/businesses/small-businesses-self-employed/like-kind-exchanges-under-irc-code-section-1031Regarding the change of ownership from joint to individual, there might be a couple of ways to handle that depending on your state laws and the terms of your divorce agreement.

Of course we've had personal items left behind (wink wink), gun, etc.

Would I be able to avoid a licensing requirement if I only do business in states where a license is not required?

Long-term rental and a short-term rental are two completely different business/investments.You should understand what each requires and see if you are comfortable with them.Short-term rentals, on paper, generate more income but require more work.

If you can't keep control of your personal finances, you are highly unlikely to succeed in real estate investing.

It's all run under the table currently and haven't had any problems, but want to formalize this as a business to avoid any hardship down the road.I don't know how I should be protecting myself here.