DC is truly a unique market.

First and foremost, it's important to note that there is really no single right answer for your marketing decisions, because each of your decisions can only be made relative to YOUR unique objectives.  

The smartest thing is what works best for your unique investing situation.

What unique obstacles do apartments present?

It’s unique to say everyone has a story in Real Estate.

It’s a long term hold, very unique property that would work well as a vacation rental.

I'm currently in a unique situation.

Granite counters, new appliances, big flat screen TV, fast internet, themed kids bedrooms with XBox/Playstation etc.

Andy, your story reminds me of the old joke:  Question:  What do you call the med student who graduated last in his class? 

Given that it sounds like you already work hard and have a nice family (profile photo), I would suggest allocating any additional precious income-producing time to something where you have unique skills, a competitive advantage and can maximize your hourly pay rate.