Buy and hold in one of the A class areas in Baltimore, if you are going to do Baltimore, it’s the only part of the city that has growing population, and rehabs are extremely tough right now especially with no experience, I’m doing one right now on the eastern shore, basically cosmetic, was built in 1994, systems, plumbing etc in good shape, labor is even less than Baltimore, gc-ing myself, still running me 70k, materials are insane right 3bd 1ba, mid tier Lowe’s stuff (I’m even putting in a shower insert, no title) is running over 30k.

I'm going to give you some advice because I know the borrower profile that big box lenders like.First, get your credit as high as possible. 

Rents are all inclusive of high speed unlimited internet, lawn care, housekeeping of common areas, and all utilities.  

I would highly recommend The Storage Rebellion.

The two main downsides are finding syndicators and deals to invest with, and the high minimum investment - $50-100K if you invest by yourself.

Bad for agents who make a killing selling high end homes.

There's so many catalysts for population and job growth (Intel, Honda, Amazon, Nationwide Hospital, etc).

If a new investor comes in with a 300k purchase and a 200k rehab in a high end market where it will take 3 months to sell, a lender will not be so hot to lend a newbie in that situation.

Even with relatively high rates, deals are still moving quickly here. 

This creates opportunities for short-term vacation rentals, potentially yielding high rental income during peak seasons.3.