As always, @Russell Brazil is correct regarding the DC multifamily market, very competitive, low inventory, and even smaller returns.  

I'm a veteran as well and use the BRRRR method (out of state), it's EASY.

If I’m hearing correctly I need to:Run through my due diligence checklistSit down with the CPAAsk for bank statements Talk to other multi family owners and property management in the areaMove quickly As far as what I would foresee needing from a partner?

Sounds like your logic is correct.

Since agents aren't W-2'd what would be considered the correct "salary"?   

So assuming those numbers are correct you wouldn’t buy a fourplex. 

Karl is correct, education is the most important thing you can do, always.

So for example if you provided a payoff good through 3/31, you included a per diem of $20, and the deal actually closed on 3/30, title was correct in subtracting $20 from the payoff.

@Ron S. even though CA law says 5 days and full payment needs to be made this can be waved by the bank.. they are not obligated to though as you so correctly point out.basically you need to do these deals outside of escrow you need to know how to do your own quick search and take the title risk.. then you get the seller to sign a grant deed over to you and you go record it.. then you get your funds wired or cashier check couriered to the trustee.that's how we did it.. not enough time to use title company.. that's why its so profitable if done right 98% of your competition simply can't do this  either lack of knowledge or lack of funds or both..

I am looking at using flipping and BRRRR methods for my own personal REI.