3) Does anyone have any recommendations for General Contractors or not insanely priced Design Build Firms that have worked with multiple 203k loans in the past within the Manassas/Northern Virginia area?

I want to attract top tier tenants, not serial renters who are used to being bounced around and renting their own appliances.

I completely agree that when done right syndications can be extremely attractive.

Nearby Attractions - for example there is a cluster with a Casino, Waterparks, Outlets and skiing all within about 15 minutes.Your price range will definitely work for the Poconos areas, just depends on what you're looking for.

Lower price point then a SFH is attractive, but your down payment will still probably be higher. 

Are you wanting to attract military tenants? 

In order to attract local people, make sure you use key works in your post like city or counties you operate in.

It's under property management, and the numbers quoted above are net of property management fees, so I no longer actively manage it, which makes it more attractive as a keeper.

Let her design the kitchen and hire plumbers etc. 

HELOCs are not designed to keep a balance on them (because of the variable rate and maturity date).