The amount of time/energy saved by masking and spraying (when approached correctly) is immense and you will justify this cost in a single interior/exterior repaint.  

That’s about $7,000 if I go basic and $12,000 for energy efficient.

What's important is to understand is your cash flow needs currently, which investments you feel more comfortable with (probably mutual funds in your 401k vs. real estate), and the amount of time and energy you will be spending on those investments.  

That should be done in any case, and once you have that, you can get a rent control exemption from DC Government's Rental Accommodations Division, which should give you the green light to make that increase.

As to your question regarding out of state investing- I’m very green at this still and investing into CA is too expensive- or so I think.

Another good place to start with investing out of state in David Greene's book on the BP Book store : https://www.biggerpockets.com/store/long-distance-...Hope this helps my man!

There are other people like @David Greene who wrote the book on out of state RE investing (I recommend that book).

I have seen plenty of cases continued because the plaintiff (landlord) didn't have a signed green return receipt and didn't use the sheriff service.

If you havent read @David Greene book on Long-Distance Real Estate investing you should check it out.

I am hesitant to deal with wholesalers bc I am too green to know the good ones from the bad....and cant afford to be burned.