I hope your middle finger behaved as you left the building for the very last time ;-)On a serious note, with the experience you gained on your journey, can you tell us your Top 3 do's and don't as one tries to accumulate RE.  

More likely that the document is correct, and the change to 12% was made recently. 12% seems to be middle of the road but still pretty decent, yet generally Baltimore city RE is a bit more risky than rest of MD .Lonnie Pickard

Finding some middle ground that is beneficial for both sides is so important and can make or break a deal. 

is it in the middle of nowhere? 

I plan to talk to both of them in the morning to figure out which is the best option for me. 

It is still a great time to invest in Middle TN.

As far as property type, for flips I like middle sized houses, 3/2 around 1500/3000 sq ft but not married to that.

Fast forward, I called the agent this morning.

Supply won't abate until at least middle of 2025, but when it does, inflationary pressure on rents will be very high indeed, especially if I'm right and rates stay high.- The Yield Curve will begin to normalize (uninverting): Even as the Federal Funds Rate begins to drop, the yield curve will finally begin it's march towards normalization.

I personally would have to have one of the windows replaced before I'd feel comfortable renting it, but that's just me and based on personal experience including a traumatic one from childhood in watching the apartment building next to ours burn in the middle of the night.