I'm also considering Halethorpe because it's a good commuter location.Some people really like supporting the city in which case , northeast Baltimore would seem to the best place to buy a single family, in my opinion given the taxes situation and given that none of those areas are walkable I’d rather just be in the county and pay Lower taxes, and it’s not like northeast Baltimore is much that much cheaper than Baltimore county, hathorpe is mixed, arbutus is nice, I hate the housing stock there, would rather be in Catonsville if I was considering western Baltimore county. 

Is the higher price agent inflating to get the listing or is the lower price agent just not keyed in well enough in the specific neighborhood?

I think you'll be hard pressed to get an ARV of $140k IMO...I'd expect something around $115k or lower.

I would never form an entity with them when I can do it online with a firm that charges a fraction of what they charge).

Quote from @James Hampton: How about a quick check before you have to charge a screening fee? 

All of this equates to lower returns with turnover costs, being the primary one.  

They all think they charge too much and don't do enough. 

They get a higher return since they are covering housing cost, have the $250k per spouse primary residence deduction in gains, is a savings account, higher leverage position, lower interest rate possible, will pay more premium for location, etc.House might be overpriced for REITs but not for home owners.  

Should I wait for Spring for greater inventory, or for lower rates to see if cashflow improves?

But be wary, there are expensive accountants out there that try to overly charge clients due to their knowledge.