Adding some basis points to account for the additional risk given the value add aspect would make sense. 

The skip tracing aspect (phones and emails) of these leads often goes through a 3rd party platform.

I'm also looking into investing in my hometown, Philadelphia, as there are aspects of that market I like better than D.C.

They've got all aspects of the business covered.2.

Besides the socially responsible aspect, is there an ROI opportunity and/or marketing advantage across the board - decreased vacancy, decreased utility costs for tenant/landlord, more responsible tenants who are more likely to "partner" with you to maintain the property, etc.Basically, is including smart technology worth it?

@Yu Cao I would put contractors (maybe behind L&I and City Council) as the most challenging aspects of real estate investing in Philadelphia.

If that’s the route you want to take make sure that you have some aspect of value to add to those sellers.

Going the SFH or 4plex route would make sense for most trying to focus on an aspect of their FIRE or REI goals. 

I feel like my track record is solid, I have relationships in place to locate great deals and my construction costs are extremely low and I handle every aspect of every deal besides the financing.  

Sports, the social aspect, getting out of mom and dads house, the list goes on.