I am new to the DMV area (Rockville) and also extra motivated into finding wholesale deals to get myself started.

Around $100K and then extras on top of that seems crazy.  

This often led to conflicts (you can go to youtube or google to see how it goes).So as you already invested and are getting paid (and I really agree in the part you say that is reliable and honest people that live there because they have no option) I would recommend you to be extra careful and keep track of this first investment and the local situation before jumping in other deals.These are just my thoughts and the most important: If I can help you in any way (Legal or non-legal question) just let me know.     

If you try to AirBnB the extra room, you may run into trouble. 

If they left it in good shape be happy and make sure the next tenant is aware of the lease provisions on extra tenants.

Pulseaudio for the mixer (extra addon for people like myself who don't like command line install pavucontrol).

About 2 months in a house with 2 extra lots hit and I locked it up within the hour.

I'm not sure how I would go about getting a US mortgage for Canadians, when I have the extra complication of not even being a resident there.  

You'll need to find the money for improvements from another source but this would save you the extra expense of a 1031 and leave you with properties lined up to improve.

By asking for an extra year, they went down $450 a month on the lease.