funds only go into interpleader after months of sitting in escrow. the court just does not hand the money to the seller either.. if not agreed upon the funds go to the state etc.

Alternatively, investing in money markets is another consideration.

Alternatively, I could explore hard money lenders.

During this time you are not generating any return from the money invested in the ADU.

DSCR loans are not that low and regular hard money loans will be in the double digits.

You can attend all the REIAs and read all the books and sign up for all the conferences, and spend all the money, and you are will never really know you can do it until you do.Over 20 years in real estate in various forms and roles, action will beat out intelligence or education or even network 100% of the time.  

The refund part is just to get you get committed to another deal that makes them even more  money than that refund.

Living closer to work saves time and money.

Halethorpe/Elkridge/Glen Burnie are good as well but your money definitely won't go quite as far as Dundalk and Essex as everyone has hinted about here.  

Right now, the best offers around me are for some 1.3-4 million, that only generated around 100k per year gross, so there would be a high chance of not cash flowing, and paying money, especially with a commercial loan (these buildings have more than 4 units).I was thinking that although the rental itself does not generate money, I would be able to deduct the mortgage interest, and depreciation from my personal w2 income and would be net positive.