Since you may not have boots on the ground, probably also tough to pull off buying direct from a wholesaler.  

I'm sorry you're facing this situation, especially on your first investment property—it’s a tough way to start, but you’re navigating it thoughtfully.

The market must be tough for sellers. 

Great overlap.Labor for a great skilled worker is about BZD $30 to $50 per day or USD $15 to $25. 

Less government workers will live in DC.Any upsurge in listings for sale or rental will be taken up.  

High rates and inflated prices make traditional rentals tough right now.

It's tough enough to establish relationships with a good management company and contractor when you don't live there.

Tough to find one under $500k with a private pool, but there are some small (6-12 unit) communities that share a pool, which will reduce your expenses - and still rent well.  

And every one is telling me this is tough market to do it.

Im based here in Saint Joseph, next town South of Benton Harbor, and work full-time as a real estate agent in the area.I just wanted to jump in and say hello, and share a few quick insights that might help as you're scoping things out:Benton Harbor City proper is very tough for STRs — highly regulated and not the easiest place to start.Benton Harbor Township is very flexible and a pleasure to work with.Also, many investors look at neighboring coastal townships:Hagar Township (just north of BH) – Very STR-friendlyLake Charter Township (a couple towns South of BH)– Also wide open and a strong marketSouth Haven and surrounding townships – More restrictive, often require multiple day minimum stays and may limit frequency of rentals to once a week turnover MAXIMUM.