Given there is a decent fee, I’m also considering the option of not getting the ADU permitted and just rent it as is for “roommates”.

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

I gave Christina a shot because she seemed like a young hustler, but her services are not on par with the market. 

Quote from @Carl Rowles: Aside from the stigma of them, it seems like they’d be a decent entry point for new home owners, given the housing market the way it is.  

So theres decent equity, but it’d need about 20-30k in rehab.I really want to hear all your opinions on this transaction.Give it to me straight up, am I being stupid by doing this deal and risking it all, or is this something I can profit from without too much headaches..Money (3k) is already in escrow with an addendum that if foreclosure filings has begun it’s refundable. 

Except I'm a lot older now, and have a decent amount of cash with a blank slate.

 Which areas has a decent appreciation but good on cash flow?

They were receiving decent funds then a bunch of properties ended up vacant and one of the big money backers pulled his money and now its a cluster mess.

Any decent multi-families that come on the market are snapped up, and they, too, are hard to make economical. 

And I always see fixers at a decent price (if yo don't mind putting some money into it).