DC beltway is a much more stable market then most areas in the US, so long term ownership and investment can be less risky.

I currently work in the life insurance industry and I am still shy but that is something I have to overcome. 

A 3 or 4 unit must also meet the self sufficiency rule (75% of total projected rent must cover PITI plus mortgage insurance).

3 years at a job sounds pretty stable and dependable!    

I pay mortgage, taxes, insurance, repairs, management, etc.Account B: Tenant security deposit is held separate from all other funds to ensure I don't spend it.Rent income should be more than enough to cover the mortgage so why are you putting money into the account?

If tennats want changes you must insure that lisenced contractors are used and supervised by either th elandlord or their PM.Never allow a tennat to do any work, not even painting. 

My focus will be to stick to stable properties with value play potential in markets that strictly follow the market criteria I plan to use.

I am doing a quick close on a property (15 days close with conventional loan) and I am paying 5% in closing costs and it doesn't include taxes/insurance etc.

Hire a title company to do it for you, that offers title insurance.

I hired a licensed/insured mason to do the work.