@Lois Ginter Madison is definitely a tough market!

I would recommend cash for keys but be tough in the negotiating.

I have a supplier for the materials, a person from one of the big companies in that field.

Do you do all the work yourself and where do you buy your materials to keep your costs that low?

I need a kitchen guy to come in a tear down the old kitchen and put in a new one (he needs to also have materials or access to the materials as well) I don't want to go running everywhere.

It would be a good material to start with.

Any advice or links to reading materials would be greatly appreciated.

I wouldn't install inexpensive ceramic tile, I'd pay a little more for materials and install a good quality porcelain which won't be as susceptible to chipping as ceramic is, I'd combine that with spending a bit more on one of the commercial grade grouts like Tec Power grout or similar so that the grout never needs to be sealed and the color won't change with wear over time.  

An acquisition price plus rehab costs totaling $250,000 may be a tough ask, in a good neighborhood, for a fast turn around.

I think you are going to find that it is tough to find small multi family deals near DC.