We live in Shoreline so both are relatively easy driving. 

Investing in Opportunity Zones through qualified Opportunity Funds (QOF)is very interesting to me and the qualified census tracts in my market appear to be poised for growth based on several factors.

Why no just have them drive to your bank and put it in your account?

This property is located in the midwest about a 5-minute drive from the local college. 

I understand Maryland / Pennsylvania is a big areas, but I am looking properties within 2 to 3 hours driving range of Ellicott City, MD.

However,  with each deal those nerves will become less of a factor until about your third or fourth (more or less depending on your personality)  when they won't be an issue. 

@Andrew Davis,You can either look outside of your area,  say within a hour or so driving distance... do out of state, or look in the lower income areas, and check out the streets and find a good house on a quiet street!   

curious, when buying a property like this, does the income from the rental property factor into the DTI? 

I don't think it factors depreciation and syndication details though.

We have been taking the depreciation which is around ($225K-40K)/27.5=$6.7k/year – till now about $68K.With the increase of property tax and other factors, it no longer makes a lot of sense for us to keep R as a rental.