Hard to know what to expect given the quality of data I can get from AirDNA and similar resources.  

if so, take a refi that gives you 20-25% of the new purchase down payment. this will allow you to keep the cash flow high on the existing and have those funds as down payment to get a loan on the new. 

Small duplexes in need of work appear to be obtainable for around the high-300s to mid-400s.

The question I have is regarding the current rates… they are either hovering high 6s or low 7s right now.

I don’t have any experience with investment properties any advise will be highly appreciated Thank you !! 

If the cap rate shifts to 6%, your return drops slightly but remains robust.It's essential to monitor these rates closely, especially given the current high-cap period with potential for recovery.

Forgive me if this sounds like a dumb question, but as someone just starting out, how would you recommend one to go about finding and getting pre-approved with a quality mortgage lender?

A new city heights affordable housing project has gone up at a cost of over $800k per unit.  Another one below at $600k+ a unit.  As the local governments struggle to manage tax payer money responsibly, they should re...

As you scale up and lose the ability get traditional financing due to high DTI, DSCR is the easiest transition to the next step. 

I agree with the other responses so far and will had some info where I can.I am not too familiar with the DC market, but from my understanding there are plenty of high paying jobs there to support rents.