I’m new to investing so unfortunately can’t provide much advice on the area but have been out there a number of times over the last couple of years to visit friends and like you, really love the area.

Unfortunately the rates are rising especially over the last 3 months.   

I've tried several Facebook groups, but unfortunately, I haven't had any luck so far. 

Unfortunately, very common for all these things to happen and not really the PMCs fault.

We offer 80% cash out in a few states (unfortunately not MD) but as others have mentioned the LLPA associated is substantial.  75% is the industry standard for max cash out but we could close with it vacant as long as it's rent ready and listed for rent online.  

Unfortunately even in C neighborhoods is hard to find deals these days .

Most folks would prefer to drunk drive home from the games unfortunately.

We’re actively participating in auctions, but unfortunately, we missed out on our last bid by one bid higher.

My loan officer is saying no, but the literature I'm seeing says up to 12 months delayed occupancy is allowed for special circumstances.

If you had a competitive advantage you need to understand note investing and how to do due diligence on it to see if it’s a legit note and feel for pricing expectationsNot saying it cannot be done but there are every few brokers in the space.If you are trying to do this as a way to generate revenue, unfortunately I think you will be disappointed