Well here's the kicker: At first I wanted to buy a distressed property and do some rehab but there is a boatload of properties in Baltimore that have already been rehabbed and currently selling at a fairly reasonable price(80k-95k).

I am good at finding off market deals with distressed owners.

The house is a distressed 2 bed / 2 bath  890 sq ft and asking price is 79k. 

The house has strong bones but is distressed to the point it will not qualify for most financing (FHA, USDA).

I will say, if you don't mind going in to some of the rougher areas of Baltimore and Hagerstown, MD you may be able to find distressed product around that price point, but I'd plan to be in around at least $30k to $35k after some rehab. 

Realizing this type of rapid appreciation (or "forced equity" as some might call it) often requires a distressed or very poorly managed asset where a buyer can quickly and efficiently add value, raise NOI and convince a lender to finance the asset at the higher value.

So far I'm not getting anything distressed.  

So for example, if someone is in distress and they're willing to let their house go for $30k under market value, I have to legally inform them that they are selling at under market value is that correct?

Hello,My name is Willie Barnes Jr.I currently own a logistics corporation, and seek to enhance my asset portfolio by efficiently and effectively investing in real estate.As a real estate investor, I currently specialize in wholesaling real estate, where I seek to truly add value to distressed home owners who are seeking opportunities to profit from properties they currently own.

So I went driving for dollars around my neighborhood and I noticed not too far from my house (literally like right behind my house) a house that was distressed.