Sold for 155k, my investor plans on doing some light cosmetic updates to bring this back to life and get it on the market for rent asap.

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.

Lower interest rates would certainly make projects more attractive.It'll be interesting to see how lenders balance the need for risk mitigation with the opportunity to capture a larger market share by offering competitive rates

San Diego is a hard market to do that in.

But I try to encourage my clients to value time to market. 

In today's market with high prices, high rates, and slower sales, I wouldn't recommend starting in flips unless you have a sure thing.

Unsure your market.

When I hear "small market" I think 8-10 caps, but maybe my small isn't the same as yours.  

I'm a Broker / Realtor & Property Manager in the Metro Detroit market (Michigan) and have connections with lenders, wholesalers...you name it!

I am the first to catch word of retiring landlord with 150 dirt cheap off market properties in a small town close to me.