@Tom GrinerGreat information, I need to transform a few of my documents to easily accessible check-the-box type of agreements so it makes the process more uniform throughout and scalable. 

Then you can do direct mail (scalable), door knock (if you have lots of time and are personable), or cold call.

one method for scalability maybe purchasing in a different market where you have stronger purchasing power.  

Your business has to be scalable if you have ambitions to do it full time.

Trying to tweak the system to get lowest mortgage rate is great, but at some point not scalable.

Your ARV vs purchase/project cost may prevent you from doing it on this one but this method is more scalable.

@Rachel LuotoGood question, I share your pain and fully understand the predicament at hand.Yes, I too faced the same situation as a New Yorker and decided to take the road less travelled and invest in Atlanta.However, Adam Bartomeo also has a point and you can extend your search beyond Washington to the States bordering it and move outwards if necessary.Frankly, this type of investing can be challenging, but, equally rewarding and it allows for scalability of your funds.I personally manage my out of State holdings, because of my skills and capabilities, but, you have to think of engaging property management if these attributes are lacking on your part.

In additional to helping my dad (who would work himself to death before accepting financial support), I'm attracted to the tax and diversification benefits of RE investing, but a financial return is a secondary priority (because I think I can more scalably generate a higher IRR elsewhere).Responsibility breakdown: Given my skill-set, I'd run the investment models and likely oversee most of the tax/legal stuff but ideally gradually ceed control over time. 

Low end area should have very high margin and high end should have low margin etcSize matters for maintenance: Scalability of the portfolio matters.

You are an inspiration to all investors out there, not just building a portfolio but building a scalable business.