The other question is whether or not we should use a HELOC, refinance, or use a combination product that fits in between with 15 - 20 yr terms.

You have to be able to say "that's not quite what I want -- I need properties that have more [whatever]".Be sure to help them out if they come to you with something that could be good for someone but doesn't quite fit your criteria.  

For us, two bedroom/one bath apartments are ideal.

Clearly the relationship between owner and tenant is not ideal, so consider offering a cash incentive to the tenant (maybe $100-$200) if they cooperate and your deal closes. 

Usually, the municipalities I deal with follow the law, so it seems like this has really just gotten out of hand in Baltimore over the last couple of years. 

They require different skills but a license (obviously) puts you in an ideal, strategic position.

The rentals are seeing good action too but the ideal time to list rentals in definitely in the summer.  

Also, would it be more ideal to join a team or to find a top selling mentor in the office?

;)Ryan Ford Sounds like a pretty ideal situation to me since you'll have physical presence and can build connections in both places.

Just throwing the other out there so people can see there's all kinds of ways to structure this stuff once you know how it all fits together.Best of luck, sounds like you've got some opportunity there!