I’d be interested to discuss how you’re investing out of state, as you know getting away from the DC metro is really the only way to stay price friendly.

I'd pay for it out of my savings rather than taking out a loan. 

I'd be super careful about using Facebook groups...there are a ton of people who will lie and say they are a buyer, but they are just trying to daisychain it.

I’m wondering if I should just avoid the headache of renting and just sell or if I’d be making a huge mistake since I have $0 down and locked in at 3.25% interest.

I'd much prefer some shelves in a closet that closes.

I'd recommend calling duplexes you see that need work via driving for dollars, and attending networking events, and asking other investors if they have small multi family they are looking to sell.  

If you're doing an MTR/STR strategy I'd be sure that the PM has experience in the MTR/STR space and is not just LTR focused.

Going forward, I'd like to try to get as much information I can get before putting a property under contract.

I'd be curious too? 

Personally I'd recommend finding a quality real estate attorney if you don't already have one and run this by them.