I have been graciously turning a blind eye to the occupant and dogs situation for the past.

While I prefer to see properties hit the open market as that's often where the most value is realized, I have seen deals that made sense for all the parties involved that did not hit the open market.For returns, commercial investments do operate differently than residential, and the primary difference I see is the emotion vs. numbers of the deal.

With a card, there's a third party involved in the payment, which means chances of something going wrong have just gone up 33%. 

I've even had the chance to secure cash-out refinances between 6.00-6.50% lately - keep an eye on the 5-year treasury, as 720+ credit and $100k+ properties will be eligible for rates that are about 2.5% over that daily treasury rate. 

Working with a knowledgeable real estate agent and keeping an eye on online listings can also help.

Prostitution usually involves multiple visit of a little longer nature.

If you’re confident in these numbers, it could help mitigate the risk.Exit Strategy: Your plan to refinance after construction is solid, but keep an eye on where interest rates are heading and ensure the cash-out refinance will cover the HELOC without leaving you in a tight spot.It sounds like you're on the right track, but if you're still feeling uncertain, it might be worth consulting with a local real estate professional or financial advisor who can help you analyze the deal further.

For those out of state who want to invest in Baltimore , do yourself a favor research the area well , put your own eyes on it , run your numbers , then run them again . 

However, they might not appreciate as much over time, and the market can be a bit more unpredictable.Ultimately, your choice depends on how much risk you’re comfortable with, your long-term goals, and how involved you want to be.

My personal taxes involve fairly complicated investments that also require multi state filings.