They specialize in helping folks like you.

There are specific CTL lenders out there who specialize in it.Cap rates on single free standing have compressed so much that buyers are using local banks and using short term debt to eek out cash flow with personal guarantees.Regular CMBS lenders that are non-bank see a lot of risk.Buying a single NNN building for a 5 cap versus an 8 cap 3 to 4 years ago doesn't make sense because I can get a strip center today at an 8 cap and diversify my risk among many businesses instead of one.The rent per sq ft and cost per sq ft is lower and you tend to get more valuable dirt with 2% rental increases for strip centers.  

Ya it's definitely a special place.

Looking for recommendations for an investor friendly real estate agent or wholesaler in the Baltimore area, specialized in buy& hold deals.

Also looking for any contractors that specialize in fix and flips any advice is appreciated.  

There is a lot you can do with 30K, I specialize in working with Investors and I can put you in the place's where they are doing rehab and money is being generated.

People have success at both, but I tend to see them specialize to some degree as the two strategies are quite different (for example, to flip you want it show room nice, but to rent out, the property may already be in rental condition or close to it)..

Companies that specialize in servicing mortgage loans, particularly troubled loans, provide an important service to the mortgage finance system.

We still own over 150+ units across the country and provide special financing and funding programs for our team of investors. 

You might consider Niche or Specialized Housing like student housing.