Now It appears I am in trouble and at the very least will be looking at late penalties for not filing by 1/31/2023. * This is where the crux of my question comes to...

This is one of the problems with housing in lower tier markets because on the surface they appear to be great value but capex makes it impossible in many cases to keep them up and running and therefore the cash flow from your spread sheet rarely translates to reality.

Then I refinanced down to a 6.6% rate but had to pay points but I think it was worth it because it appears rates are going to be higher for longer. 

However, the City initiated the "Buy Into Baltimore" open bid program (which we're interested in participating) through which you can bid/buy city-owned abandoned/vacant properties for redevelopment/resale.The problem is, there are so many blighted neighborhoods in Baltimore, it's tough to know where to start.

I'm EXCITED to be a part of his program.

Before using such a program get your own estimates.   

I would go to in-person real estate investor meetups (not masterminds) for six months without an ask and your partner or collaborator will appear.

We have some single family rentals and it appears that our property manager might be going out of business.

And that the lessee's AirBnB policy/program is inefficient in filling the gap as well.

A mentor to partner and begin developing with him.I haven't seen any good coaching program around here.