My best advice is find a place that has a few rooms with square footage to add additional rooms and an ADU.

That would be a helpful addition to your plan as you would further reduce your cost of living.Also don’t forget from that $600 you are planning on getting in cash flow you have taxes, insurance, maintenance, capex, and vacancy to consider.With two homes, you may want to keep that extra $20k as an emergency fund rather than spending it on a third property and then be left with no emergency funds.

These are professionals with additional training and a stricter code of ethics.

They will have additional costs for mailing & online campaigns to get leads.

General Contractor - Look for someone experienced in renovating older structures common in Baltimore.

In addition, the debt of each state is crippling.

In addition, you want a separate bank account for the rental property to separate it from your personal accounts.

The 2-3% points in extra cost are worth it if you plan on using as I described above because the use would be for a few  months at most and due to that short term use you can survive a rate adjustment up.But, if you have no plan to payoff the debt like when using for a down payment on a long term hold why pay the extra cost for flexibility and have the additional risk of the adjustable rate with the amortization looming when you can get a fixed rate second mortgage. 

Purchasing the LLC gives you ownership of the property, but it also opens you up to additional legal exposure since the entity has been active, and there is no way to really know for sure what else they used the LLC for.

My last note would be to try to buy 3 or less replacement properties, it makes the exchange much easier and you avoid some additional rules.