Economic Growth, proximity to Northern Va and DC, Rents vs property values, among many others.

All of my SF deals have  been with boomer+ landlords that have been self-managing for decades.I look for tired plexes like 70's builds that  need paint and window coverings with smokers and pit bulls as tenants and crude for rent signs.  

I have just completed a full remodel of the basement unit which will be up for rent here soon and there is a long term tenant in the cottage house in the back.

In that case, you have to break down the rents vs. liabilities, show that the mechanicals, roof and everything is in good shape or have reasonable repair costs laid out, you need to know the appreciation potential, and the comps.

My plan was to keep renting the house, however, the property manager has given us an estimate upwards of 30k in repairs for it to be in rentable condition again. 

Apply any money paid first to the bill, then to rent. 

I haven't rented in about 7 years, but if I remember correctly, it was $50 at that time.

I've been investing in real estate for 10 years and have purchased and rented 50 sfh's and duplexes.

I have a question on rent .

That house will rent for less than $3,000 a month so you'll have nothing left to set aside for vacancies, property management, etc.Learn how to crunch numbers, then work with a professional that can help you understand the true costs of a market.