He will benefit 50% from cash flow(if any), mortgage paydown and appreciation without all the exposure.I would like to hear from investors who have their kids involved, accountants, CPAs, attorneys, realtors and all. 

I too am going to guess you’re using a realtor or guy off the street that manages 20 or less properties.

@Russell Brazil: As a realtor, you may have an interest in the whole of D.C. and it's entire population.

You'll have better luck analyzing a few properties a month from investors, wholesalers and realtors that can find you off market deals.

The question I have is, if I get a hard money loan, can I get enough to cover the closing costs and realtor fees and other associated fees?  

(b) Is it okay to talk to multiple realtors at the same time (I'm thinking it would be better to have a separate realtor with lots of market knowledge and experience in each of the mentioned locations) or should I only plan to use one?

@Mackenzie Grate hi Mackenzie, architect, investor, and fellow realtor here.

@Tyson Regier and @Eric GerakosAs Investor, PM and Realtor in Palm Coast I would love to speak with both of you about the highs and lows on the Palm Coast market.  

The National Association of Realtors says that the average profit on a flip is is $15,000 and takes 6 months from start to sale.  

My realtor seems confident that I can get in with zero money down.