Sounds like you've got extremely limited knowledge and skills in this business and are already profiting off of a massively profitable business.

Real estate gets easier when you have money, but starting out is extremely hard. 

Removing that room would allow me to frame out a true master bedroom and even add space for a stackable washer and dryer insert. it would even give the home a bigger living room. unfortunately, the property is sitting on a crawl space foundation so I was thinking and hopefully, my mindset isn't too far fetched of maximizing the functionality of the space I have to work with.You're completely right I have come a long way to get cold feet. 

Boston is extremely unique because of the limited land, housing stock, and very high prices.  

Direct mail is great, but I would also recommend trying text/cold-calling.

Gardner, MA Cold call (non owner occupiers/expired short sales)11 Scenic Ave Webster, MA Cold call on Foreclosure starts list36 Ridge Ave Athol, MA Active on MLS43 Cortland St.

She's extremely difficult to work with because she doesn't have a working phone number.

If you have new plumbing, electrical, windows, HVAC, and a new roof you are in good shape.If they Mechanical’s are extremely old you are better off creating line item costs and projecting their replacement date.

The FHA loans are quite strict on the valuation so it’ll be a challenge to find a below market value deal, especially in these extreme current seller markets we are experiencing.

I can't believe you found a 70k property in the Roland Park/Cold Spring area - I assumed that was "off-limits" because it was too expensive.