My goals are to buy properties in Maryland so that I can 1. buy hold and rent the properties and 2. rehab the properties and sell them for a profit; not necessarily in that order.

I just don't understand why the hold up or disappearance.

For >4 units you probably should hold it in a limited liability entity.

You will have expenses, vacancy, have to do a cap-ex hold-back, etc.  

Also if we are talking about nice houses that should be getting market price, then I would think this holds even more true, verse fixer uppers in need of work.With that said, you can always get rid of a realtor you don't feel is working for you, and hire a new one.

Here are the one's you need to use to tell yourself which way to go:If you are holding the property, or flipping it, the basic formula is the same...what changes are the specific applications and items those numbers are applied to and come from.  

Here's the low down:250 Units, Evansville, IN | Class C+/B- AssetAcquisition and Assumption of Existing Debt (35yr Amort at 2.93%) + Mezzanine Note + Equity of about ~23% Equity Raise: ~3.1 Million (our own cash + limited investors as well).Plan: achieve cash on cash returns in the mid teens (going in 8.55%), IRR of 15%+ and 2.25x over a 7 year hold.

Here's the low down:250 Units, Evansville, IN | Class C+/B- AssetAcquisition and Assumption of Existing Debt (35yr Amort at 2.93%) + Mezzanine Note + Equity of about ~23% Equity Raise: ~3.1 Million (our own cash + limited investors as well).Plan: achieve cash on cash returns in the mid teens (going in 8.55%), IRR of 15%+ and 2.25x over a 7 year hold.

I just finish Flip, I've read Hold, and even The Millionaire Real Estate Agent.

It's not uncommon to have the sale followed by the purchase in just a few days or even simultaneously.Another option that would have been available to you would have been a reverse exchange where your qualified intermediary takes title to the new property and holds it in a special purpose entity until you have closed your sale and then you take title.