That market from what I can see on the few trips I made to perform due diligence is really robust and such a pretty area I can see the attraction for those working in Tech or govmit in DC. 

Books are important to maintain because it keeps track of the performance of the partnership not only for one year but over several years.Partners normally have the right to inspect the books.Will the accountant you work with either maintain the books for you or help you make sure its done correctly?

I agree with @Chris Seveney that a performing note would be a very good starting point.

There is a batch of brand new people with no real estate investing experience who hop on the welcome train (maybe to be nice, but more likely to boost posts) over and over with very patterned opens.Glad to hear it.

Small multifamily, up to 4 units (at least to start), then graduate into larger investments as your portfolio performs positively. 

Quote from @Jonathan Greene: Never sell a high-performing property with no cap ex and low maintenance to buy another rental.

I can assure you, your business will perform far better as well.  

I definitely recommend that you seek out a Certified Cost Segregation Professional so that you are confident in the quality of the work performed and the deliverables produced.

Make sure you don't chase deals where you can't perform.

Keep an eye on local developments that could boost property values.4.