Obviously it's crucial you align with a great PM that fits your needs.

I'm actually looking for cashflow and would like to obtain many properties over the course of many years to maximize this.I need to start with 1 or 2 (if possible) and go from there but I'm trying to find the right market to start with.

I But of course that’s all location-specific.

He’s still living there and of course that work will be all up in his way?!

Just limited by your hustle and creativity.Of course, the other option is to just pay someone to be your mentor.

The 30 year fixed is not a bad idea, still have to come up with the rehab money then and of course the 20% down, etc, which wouldn't be a huge problem but again trying to stay away from outlaying cash.

I was reading that for DC once you have your license for MD or VA you just need to take one-evening course to get license for DC.I currently work full time as a property manager In DC (I commute from Southern MD) and have been in the industry for over 15 years.

For example, if the multifamily has positive cashflow it will also fit for a condo conversion. 

It would depend on the variables but, yes I have seen deals that went as high as 90 or 100% depending of course on the variables. 

I've found that 80%-100%+ leverage is common amongst individual real estate investors, but is generally considered very imprudent by institutional standards.The ultimate decision on whether or not you're overleveraged and what to do about it is your own, of course.