Kids kept living with parents, roommates vs studio, etc.  2. 

Oh by the way, I enlisted into the military when I was 17, and if you know anything about military pay, we don't even make enough in the beginning to pay for an apartment so we normally roommate with someone for at least 4 years until we get enough high of a rank to pay for the average rent in the area.

That could be purchasing a single family home with roommates or else a duplex while renting out the other side to cover the costs.Let me know if you have any other questions and I'd be happy to help out!

I also have a roommate, so between the two rental income sources I do cover my full PITI payment and then some.

Would buying a 2 bedroom and getting a roommate still put me on the right path for smart real estate investing?

Come on, people, just get a roommate or two!

I purchased the single family with the intension of living with roommates but the living situation is more hassle then I'd like.

People go back up north when it gets so hot.One thing to explore and is an idea that is rocking right now in LA is the concept of an ADU [accessory dwelling unit] or guest units, people are adding guest units and doing ADu conversions - this allows you to take a SFR and add or convert it to a legal rental, as opposed to having to rent out an extra bedroom and deal with roommates, you can take that same bedroom and add a kitchen and bath and you have an ADU that can rent out for a premium.

I usually have roommates in my properties, and if they make $40k or so each, they can usually afford the rent based on the standard 3X income, etc. 

Anyway, if you can't afford a house in DC then I would look at buying a condo with a low condo fee in an area in DC that you (and your new roommates) would want to live in.