The resident that know all of the rules of the leasing game, what you as an Owner can and can't do, and actively seek to be a pain in the rear.

Your plan is short term pain for long term gain. 

I’m also looking into starting the process to get a real estate license and would like to discuss some of the pain points, general insights, and just some overall advice for that process.Thank you in advance for your time and can’t wait to connect.

As recommended earlier, @Russell Brazil is extremely skilled in both real estate as well in the investment side, do have a convo with him.I'm from Arlington, ended up buying in Reston, then eventually moved to Florida....I likely cannot afford to move back to Arlington (certainly not to the neighborhood in which my grandparents lived), so I feel your pain.

For contractors, it's a pain because they don't get paid until work is done.

Adding the drywall layer will make all your doors and doorways a pain even if you're replacing every window.

I can imagine trying to get through is a pain, I appreciate it 

Refi costs will be $3k + pain and suffering. 

Present a problem, build the problem up to a pain point, and then offer the solution that solves the client's pain.  

I'm not trying to be a pain and trying to state it without looking like a troll(very hard on the internet sometimes), but what I was saying is defining hard money is hard, and being licensed is not 100% necessary depending on location.