The only known situations where I was ever required to pay a loan fee upfront before funding is with my commercial lenders (banks, credit unions, etc.) on our 5+ units.

The reason being that they're a lot cheaper than PPC, they usually get better traction, they require less set-up time, and we can get results in a week or two, where sometimes, based on the competition in the city, Google ads can take much longer.

There are plenty of programs out there that will allow you to create a state-specific lease with all of the required language for your state and will also let you modify it to add your own special terms, like your parking requirements, quiet hours, how trash and utilities will be handled, etc.

This option would require assembling a local team as I'm considering forgoing a property manager.D) Invest in a Better Maryland Area: The goal would be to find a property with higher appreciation potential, though I'm aware that the cash flow might not match what I'm currently achieving.Given the unique circumstances of my current investment—significant appreciation, a specific tenant base, and a low mortgage rate—I'm weighing these options carefully.

If you're going to be required to do DSCR I'd try to stay above $100k.

I've always heard skeptic caution about properties at these price points because they come with a difficult tenant pool which then requires much more intensive property management and capex.1.

The ownership and use periods do not need to be consecutive.Exceptions to the Two-Year Rule:If you're selling due to a change in employment, health reasons, or other unforeseen circumstances, you may be eligible for a reduced exclusion.In cases of unforeseen circumstances, the IRS may prorate the exclusion based on the time you spent in the home.In your situation, if you sell the property before meeting the two-year ownership and use requirement, you may not qualify for the full exclusion.

Some states will require you to file income tax in their state if you make any income there. 

Since you hold a license you are held to different standards and requirements.

Its a trade off compared to buying something that needs work - this would require a larger up front investment for a larger cash flowIts not a good or bad strategy, its more about what is more important for you right now.