I used the 4 square method to estimate a monthly expense of 1150 a month.

@Jill Davis the best method to compare fees is by receiving "Loan Estimates" from the lenders you are choosing between. 

I commend you for taking that crucial first step, and that is reaching out on BiggerPockets and letting other experienced investors know you are in the real estate investing business.

Hey @Michael Darten,Great to hear you've completed one of the first steps in acquiring your first property. 

What should be my 1st step? 

You just took a big step towards starting off in real estate investment.

Although I am nowhere near Maryland, I wanted to welcome you to BiggerPockets and to commend you for taking the first step in your real estate investing career...and that is reaching out to experienced investors on BP for guidance.We are happy to help in any way we can, Matthew.Once again, welcome, and I sincerely wish you the best in your real estate investing career!

I know this is not a traditional method but it works for me because to collect that money up front would pay for my holding costs for 2 months regardless of wether or not they come up with the rest.  

What steps do I have to take in order to qualify as a section 8 landlord, if any?

Can you guys share any unique method to offer the seller without insulting with low ball offer.