Here are my numbers as it sits:Income:$2600Expenses:$650 - (vacancy, repairs, cap ex, management)$250- taxes and insurance$180- owner paid utilities$300 - my cash flowTOTAL: $1380Left to pay monthly mortgage: $1220So given these numbers I can still get this thing to cash flow, and if for some magical reason I could ever get the city to change the rental license back to save the integrity of the property, this would be a home run! 

@Eugene Rogachevsky What do you believe the after repair value would be?

You would have been able to write off the whole thing if the apartment was already there and you were just doing repairs and fixtures to bring it back to its rentable condition.

If the Purchase is $20mm and the down payment and closing costs, plus repairs in 30%, then the down payment/costs would be $6mm. 

@Bruce Lynn Yes none of them are move in ready but the city also provides a "scope of work" analysis with each property which give a pretty comprehensive list of repairs and code violations that would needed to be fixed before living in the property.

When entering a new market, what is your most reliable technique when reaching out to work with new realtors and why?

If paying cash you can only refi for purchase price not cost of repairs too from what I understand.

I don’t get calls for repairs and I know my investments are with experienced professionals.

What advice besides partnering can you give someone who is trying to get into real estate if they have capital to buy a property(in Bmore) but need the repair amount? 

I had one like this that ended up owing me $1500 by the time I did repairs and such.