Step by step you are working your way to being an independent player where you can do the deal on your own eventually.  

Hi Ryan, I am looking to also buy a 4 unit in washington DC due to my job having me to relocate for work.

I have been hesitant to pull the trigger on anything, but we finally are in the processing of purchasing a cheap duplex we’re gonna see how it works out for short-term rentals.

I know a lot of people on BiggerPockets talk about real estate investing as a means to an end, but I'm think I might also just really enjoy the strategy, execution, and hands-on work involved.

Let me explain that better, imagine your rehab is $100k, you would need to do part of the rehab, maybe $10k, and then you can get the funds for those first $10k reimbursed so you can keep progressing with the rehab.Given your experience, I would recommend you start with a moderate or light rehab, mostly cosmetic work so that you can do it yourself and won't get your profit decreased by hiring third parties.

Recently I started working with a college kid who is doing some wholesaling to make some money and get his foot in the RE door.He had read about house hacking with a partner, where he applies for the FHA loan and finds a partner to cover the down payment.  

Today she text that the AC isn’t working and we shd come fix it.

As such, we are responsible for and have been making payments on loan number [Loan Number Redacted] currently in the amount of [Monthly Payment Amount Redacted] per month (PITI) with an original balance of [Loan Balance Redacted] to [Lender Name Redacted].

I do not believe that they are relocating for their work.

Here is one template that might generate some ideas;Deal- Property Type- Property Location- Market Metrics (as @Joseph Firmin mentioned above)- Scope of Work (both what qualitatively will be done and the corresponding $ amounts)- Exit Strategy (Sale, Refi)Borrower(s)- Borrower(s) experience (focus on relevant project experience)- Personal financials (as @Joseph Firmin mentioned above)- Additional info