I'm Maryland, so I am looking for all surrounding cities, Baltimore city and county, as well as Howard, Montgomery, PG, and Carroll counties.

Ever try to negotiate a 53 pg after inspection report?

If I want to buy a retail condo in Pg county,Md. what should be minimum cap rate?

I've seen a few absolute gems (40-50% ARV) properties come across my plate, I was able to find a lender willing to lend on these specific properties in this current climate but as I read through forums I see that most people are saying the smart money is out of the market.I have a few listings in PG County (under 350k list price) and one in DC (650k list price) and all of them have seen double-digit showings over the last few days.

But to @Seattle Eltons earlier point (PG 1), the combined LOC (business or HELOC) can be used to purchase deals right on the spot without having to seek out other investors or private capital.

If you are looking to wholesale, Id suggest PG county and DC east of the park.

Most of clients purchase in or near DC  - DC, PG County and Montgomery County.  

investor - not the crazy type to PG loans and such, just slow and steady, and i work with some other investors on different projects in construction and websites.i consider myself more of an entrepreneur, then just a real estate "investor".and i'm also getting my real estate sales license.

Try and get them to docusign/authentisign or notarize or produce a POF or know how to do an after inspection request (vs e-mailing the whole 52 pg report)  or complete a disclosure or what have you is a pain. 99% of solo buyers on the street suck and your seller and LA will know that. 

Looks like you will be spending 30k - 40k out of pocket anyways, which, combined with some private money, might be enough to do a good old fashioned BRRRR in PG county and generate better returns.