The HW will need to addressed right away and you need to be prepared if the town inspector just happens by and notices the roof...

In MD either an attorney OR one of the parties named in the instrument must certify that they prepared it. 

I'd say that having a license obviously helps you save commission when buying or selling properties for yourself, but you can get creative with that.

I am looking for creative ways to improve my deal flow. 

@Tom ShallcrossAgree, this is still and option, however I may loose money on the sale.Instead, I would still want to turn it into a good investment and found the option of seller financing a creative way of doing it.

You're absolutely right, definitely takes some digging & creativity from what I've seen to create a good deal.Congratulations on becoming a mom!

Prepare to sell in (nearly) 3 years for tax free growth. 

If you do engage an environmental engineering company to do a Phase 1 report, be prepared for them to recommend a Phase 2 that would involve drilling soils samples as their further action recommended.

You must be prepared to follow-through after serving a legal notice and realize this is the first step toward eviction.

Creating the equity by fixing up the property to a better class or increasing cash flow by utilizing creative investment.