Also, another reason is it is one thing that is out of my control...I can't force a buyer to accept 80% of market value.

A couple of key points to remember when landlording in DC....DC has rent control if you own 4 or more units (It might be 5 or more?).

If you move to switch I would make sure whoever you switch to has these controls in place (i.e. not too small but not too big either).  

You have less control over costs when you own a condo or coop. 

Remember you don't have to own a property to control it.

They still want to manage there own properties to keep full control but running out and doing showings gets really old after a while.  

People who have a hard time giving up control and trusting other people to handle something will have a hard time with turnkeys.

The partner needs a way to control his risk if the rehabber doesn't perform.Another is...rehabber might select the realtor and sales price, but the realtor sucks or the rehabber is being unrealistic on price the house sits on the market.  

Remember you don't have to own a property to control it.

Will use professional management company to manage it and keep it under tight control (no drugs, etc)My partner and I are not experienced in large deals like this.