I've looked at every video imaginable and have the motivation needed to take the next step.

I am profiting by performing the repairs(contractor) and lending the money to do it.This would not geared towards motivated seller, but just sellers with houses that need work.How can I create a model around this idea?

Obviously this is enormously risky because you'll then become liable for those violations and fines--but I'll explain below why this might be at least a conceivable option, if you are buying with cash/not a mortgage.Second, more than likely, if you're getting a mortgage on the house, your lender will more than likely want to see some sort of CO or CO equivalent (in Union City it's a "No CO" letter)--regardless they probably wouldn't give you a loan if they know that there were outstanding fines/violations that perhaps exceeded the value of the house!

My systems of investing was called "Trial and Terror", my motivation was "Fear of Poverty".Now after 47 years of Trial and Terror, I still find myself learning about and perfecting unusual alternative financing and acquisition of properties and developing commercial real estate methods.We are developing two buildings on Charles Street now into, what might be, the largest Night Club in Baltimore.

It's really motivating to hear your story and how you did it. 20k would have been great but I'm sure 12k and experience you'll take on with you to the next project. 

I have always wanted to start some sort of business and in the past few years I have started to form interest in real estate.

I think sort of the time it becomes worth being an agent is when you are doing 5+ deals per year.

A strange little quirk since DC, Frederick, Baltimore are sort of the opposite, in that their downtown areas are nice.

I guess my question is, what's too far geographically from my residence to buy investment properties and still have some sort of life?

One of the things I let my agent(s) know that I only want deals that can close in 15 days or less (motivated sellers only, and yes their is way to find them with agents) and in each of my contracts I have no contingencies (you only want to do this when you are very sure about that deal) I found out that other agents like the fact that the deal can be close without any hold ups such as inspection period, approval by partners or financial approval and the list goes on.