New to Investing/Baltimore

[Adam Claudy]

Hi all, I just transitioned out of the service and moved back to the area, trying to finally get my foot in the door in this real estate investing game, despite the market insanity, and have been leaning towards Baltimore. I have a good amount of cash saved up and looking to house hack and use BRRR strategies. I am originally from this area and know central MD relatively well, but curious what neighborhoods in Baltimore and surrounding areas folks are investing in.

Perusing the local news sources, it does seem like crime is on the rise in the city. Not sure if this is more of a trend than historically speaking, or similar and just getting more attention. Has anyone had any major issues with property crime or have concerns that crime or the city's pretty consistent population decline will affect the housing market long-term? On another hand, seems like there are promising developments around Port Covington despite some setbacks, and city leaders are working to correct other issues, but no doubt these things take time.

I've also heard Maryland/Baltimore are not the most landlord friendly; has anyone had any major issues with the regulations, especially during/post COVID?

As for the surrounding counties, is anyone attempting to BRRRR in those markets, or are materials and home prices just too steep?

I've found the Baltimore REIA, but are there any other good meetups in the area to network?

[Stephanie P.]

@Adam Claudy

Baltimore. A quick tutorial

1. Watch as many episodes of "The Wire" as you can.  Write down the street names in the opening montage and as you go through the seasons.  If you see or hear a street name, write it down.  Don't buy any houses on any of those streets mentioned in "The Wire."
2. Many neighborhoods are overpriced or have been over renovated; Federal Hill, Canton, the area around Patterson Park (of course, that's my opinion).  I'd go for established neighborhoods around Loyola College or Cardinal Gibbons.
3. If you can, go to the county. It's managed better and schools are still functional.
4. Stay out of West Baltimore.  It will break your heart (and your bank account).

Some may disagree, but I think Baltimore has proven to be a mismanaged morass of cronyism and corruption that's so embedded in the politics, that the only thing to do is leave it alone. 
If you still have to invest in Baltimore, go for Hamilton, Parkville, Towson, Belvedere, Mt. Washington, Dundalk, Rosedale or Essex.  Best of luck

Stephanie